2816 S Overton Ave · Independence, MO 64053

$155,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.39 ac lot Est $187k · 17% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 2816 S Overton Ave in Independence! This 3-bedroom, 2-bath home also features a non-conforming 4th bedroom, offering flexible space for a home office, guest room, playroom, or additional living area. Situated on a generous lot, one of this property's standout features is the incredibly large backyard. Whether you're dreaming of a garden, outdoor entertaining space, play area, workshop, or simply room to spread out, the possibilities are endless. Inside, you'll find a functional layout with plenty of opportunity to make it your own. This home offers great bones, ample living space, and the chance to add your personal touches while building equity along the way

Key facts

• 0.39 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage; Carport; Garage faces front; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; One-story (ranch)
• Construction: Metal siding; Composition roof; Built 76–100 years ago
• Exterior features: Metal fencing; Shed(s) on property; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms; Basement bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Ranch floor plan; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $76 ($912/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (12.5% below list).
• Recommended offer: $136k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Independence — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#10 in MO, #1,296 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Korte Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 447 students, 85% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,608 (12.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $187,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10001 E 31st St S	0.30mi	3/1.0	1,164 (+4%)	2mo	$200,000	$172	77
9801 E 33rd St S	0.48mi	3/1.5	1,120 (+0%)	2mo	$190,000	$170	74
2718 S Brookside Ave	0.40mi	3/1.0	1,032 (-7%)	0mo	$155,000	$150	69
10709 E 28th St S	0.61mi	3/1.0	1,140 (+2%)	2mo	$160,000	$140	66
2917 Mason Ave	0.71mi	3/2.0	1,078 (-3%)	2mo	$185,000	$172	56
9712 E Westport Rd	0.43mi	3/2.0	1,250 (+12%)	1mo	$210,000	$168	55
2515 S Arlington Ave	0.49mi	3/1.0	973 (-13%)	3mo	$182,500	$188	54
2305 S Crescent Ave	0.73mi	2/1.0 (-1)	1,066 (-4%)	1mo	$170,000	$159	53
2916 S Northern Blvd	0.60mi	2/1.0 (-1)	1,216 (+9%)	2mo	$190,000	$156	50
2601 S Hardy Ave	0.53mi	3/1.0	957 (-14%)	3mo	$170,000	$178	49
3013 Mason Ave	0.73mi	4/2.0 (+1)	1,166 (+5%)	2mo	$189,000	$162	48
2310 S Hall Rd	0.69mi	2/1.0 (-1)	990 (-11%)	1mo	$145,000	$146	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $89,229
• Equity at exit: $139,636

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $258,908
• Equity at exit: $301,131

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64053

• Home prices YoY: 17.9%
• Active inventory: 45
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$813
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $76

Break-even live

Break-even rent $1,260

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $164	-5% $120	+0% $76	+5% $32	+10% $-12
Rent	-10% $-31	-5% $22	+0% $76	+5% $130	+10% $183
Rate	-1.0pp $154	-0.5pp $115	base $76	+0.5pp $36	+1.0pp $-5

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	24d	1	0.41mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	24d	1	0.42mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	8d	1	0.53mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	17d	1	0.59mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	0.65mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	44d	1	0.67mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	8d	1	0.73mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	22d	1	0.81mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	44d	1	0.83mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	15d	1	0.84mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	5d	1	0.84mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	44d	1	0.84mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	22d	1	0.85mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	17d	1	0.94mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	1.02mi
8661 E 26th St Kansas City, MO	2.0	1.0	1145	$1,295	$1.13	44d	1	1.09mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	1.17mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	1.24mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	1.26mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	24d	1	1.34mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	44d	1	1.34mi
1704 S Brookside Ave Independence, MO	4.0	1.0	834	$1,450	$1.74	15d	1	1.40mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	3d	11	1.42mi

Listing history 7 events

1. 2026-06-21
   statusdays on market $155,000 Active 3 DOM
2. 2026-06-18
   days on market $155,000 Coming Soon 5 DOM
3. 2026-06-17
   days on market $155,000 Coming Soon 4 DOM
4. 2026-06-16
   days on market $155,000 Coming Soon 3 DOM
5. 2026-06-15
   days on market $155,000 Coming Soon 2 DOM
6. 2026-06-13
   remarks 678-char remark
7. 2026-06-13
   listed $155,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,415 · $118/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$88/yr (+$7/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,273
• − Mortgage interest: −$8,682
• − Property taxes: −$1,415
• − Insurance: −$775
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,509
• Taxable loss: −$1,712
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,322/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Independence

• Score: 82/100
• State rank: #10
• US rank: #1296

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, MO
• County: Jackson County · 687,798 people
• City population: 117,675
• Metro: Kansas City, MO-KS
• Population (ZIP): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

2 events — show timeline

• 2026-06-13 Coming Soon $155,000 Heartland MLS as Distributed by MLS Grid
• 1995-06-13 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,415 · -7.1% YoY. Source: county tax records.