124 S Forest Ave · Independence, MO 64050

$99,900

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 35 Days on market

Built 1920 0.30 ac lot $94/sqft · 31% below area Est $144k · 31% under

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Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owners Anxious! Could be Rental/Income Property or Super Single Family Home! This home has been well maintained inside and out! Needs very little TLC. Kitchen & Bath and Roof updated/replaced 6 years ago. Washer/Dryer included. All measurements appx. Agent related to Seller. Sq Footage & Taxes from 2003 Tax Records.

Key facts

• 0.3 acre lot
• Built 1920
• Listed 34 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story bungalow; Approximately 1,062 above-grade finished area
• Construction: Wood siding; Composition roof; Concrete basement
• Exterior features: Porch; City lot

Interior

• Kitchen: Kitchen with linoleum flooring
• Bedrooms: 2 bedrooms (one on the first level, one on the second level)
• Flooring: Carpet in living areas and one bathroom; Linoleum in kitchen
• Bathrooms: 1 full bathroom (first level)
• Heating & cooling: Forced air heating; Gravity heating; Window air conditioning unit(s)
• Interior features: Storm windows; Kit/Dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools C-, 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.
• Market conditions: Rents rising (+3.8%/yr); 126 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $144,139
• List price: $99,900
• Delta: -30.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 W College St	0.50mi	3/1.0 (+1)	1,066 (+0%)	4mo	$159,900	$150	68
11335 E 13th St S	0.25mi	2/1.5	920 (-13%)	5mo	$153,000	$166	60
808 N Crysler Ave	0.60mi	2/2.0	1,064 (+0%)	11mo	$169,500	$159	58
1923 S Norton Ave	0.59mi	3/1.0 (+1)	1,104 (+4%)	5mo	$194,900	$177	57
723 N Crysler Ave	0.58mi	3/1.5 (+1)	1,092 (+3%)	9mo	$185,000	$169	54
835 S Park Ave	0.62mi	2/1.0	984 (-7%)	8mo	$135,000	$137	52
205 S Willis Ave	0.36mi	3/1.0 (+1)	920 (-13%)	7mo	$135,000	$147	50
11412 E 20th St S	0.66mi	2/1.0	972 (-8%)	11mo	$134,000	$138	46
615 S Vassar Ave	0.58mi	2/1.0	1,212 (+14%)	11mo	$197,500	$163	40
924 N Park Ave	0.68mi	2/2.0	960 (-10%)	11mo	$180,000	$188	39
1708 Appleton Ave	0.73mi	2/1.0	932 (-12%)	9mo	$175,000	$188	38
710 N Willis Ave	0.57mi	3/2.0 (+1)	924 (-13%)	10mo	$129,500	$140	34

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

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,031
• Equity at exit: $14,895

10-year hold

• IRR: 12.2%
• Equity multiple: 2.00×
• Total profit: $27,967
• Equity at exit: $8,638

Cash invested: $27,972 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 126
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $271

Break-even live

Break-even rent $840

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $328	-5% $299	+0% $271	+5% $243	+10% $215
Rent	-10% $178	-5% $224	+0% $271	+5% $318	+10% $365
Rate	-1.0pp $321	-0.5pp $297	base $271	+0.5pp $245	+1.0pp $219

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	44d	1	0.14mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	0.39mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	24d	1	0.44mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	44d	1	0.50mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	44d	1	0.68mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	44d	1	0.70mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	0.71mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	8d	1	0.79mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	44d	1	0.79mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	0.80mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.85mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	0.88mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	0.90mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	0.91mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	0.94mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	18d	1	0.97mi
1214 N Union St Independence, MO	2.0	1.0	912	$975	$1.07	44d	1	1.10mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	24d	1	1.10mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	44d	1	1.11mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	18d	1	1.11mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	22d	1	1.14mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	1.16mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	1.17mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	1.17mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	1.17mi
1207 N McCoy St Independence, MO	3.0	2.0	972	$1,295	$1.33	8d	1	1.20mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	1.28mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	1.43mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	44d	1	1.43mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	8d	1	1.47mi

Listing history 20 events

1. 2026-06-15
   days on market $99,900 Active 35 DOM
2. 2026-06-13
   days on market $99,900 Active 33 DOM
3. 2026-06-09
   days on market $99,900 Active 29 DOM
4. 2026-06-08
   days on market $99,900 Active 28 DOM
5. 2026-06-07
   days on market $99,900 Active 27 DOM
6. 2026-06-05
   days on market $99,900 Active 24 DOM
7. 2026-06-03
   days on market $99,900 Active 23 DOM
8. 2026-06-02
   days on market $99,900 Active 22 DOM
9. 2026-06-01
   days on market $99,900 Active 21 DOM
10. 2026-05-31
    days on market $99,900 Active 20 DOM
11. 2026-05-11
    listed $99,900 Active 273-char remark
12. 2024-04-23
    historical $949
13. 2024-04-16
    listed $949
14. 2023-08-15
    historical $849
15. 2023-07-29
    price $849
16. 2017-11-02
    soldstatus
17. 2004-11-17
    soldstatus
18. 2004-11-15
    soldstatus 329-char remark

    Show marketing remark (329 chars)

    Owners Anxious! Could be Rental/Income Property or Super Single Family Home! This home has been well maintained inside and out! Needs very little TLC. Kitchen & Bath and Roof updated/replaced 6 years ago. Washer/Dryer included. All measurements appx. Agent related to Seller. Sq Footage & Taxes from 2003 Tax Records.

19. 2004-06-17
    listed $60,000 329-char remark

    Show marketing remark (329 chars)

    Owners Anxious! Could be Rental/Income Property or Super Single Family Home! This home has been well maintained inside and out! Needs very little TLC. Kitchen & Bath and Roof updated/replaced 6 years ago. Washer/Dryer included. All measurements appx. Agent related to Seller. Sq Footage & Taxes from 2003 Tax Records.

20. 1993-02-12
    soldstatus

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,205
• − Mortgage interest: −$5,596
• − Property taxes: −$1,182
• − Insurance: −$500
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,906
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,834/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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

+66.5% since first listed

11 events — show timeline

• 2026-06-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2024-04-23 Rental Removed $949 APPFOLIO
• 2024-04-16 Listed for Rent $949 APPFOLIO
• 2023-08-15 Rental Removed $849 APPFOLIO
• 2023-07-29 Price Changed $849 APPFOLIO
• 2017-11-02 Sold (Public Records) — Public Records
• 2004-11-17 Sold (Public Records) — Public Records
• 2004-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-06-17 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 1993-02-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,182 · +18.6% YoY. Source: county tax records.