19304 E R D Mize Rd · Independence, MO 64057

$229,900

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 3 Days on market

Built 1977 1,700 sqft lot $214/sqft · 7% above area Est $221k · at est.

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +5.6/15.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property. Raised Ranch with finished basement with full bath. Come see this 3 bedroom 3 bath home on a bigger than normal lot. Seller will be reviewing all offers after 5p. m. Monday.

Key facts

• 1,700 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with rear-facing garage entrance; 2-car garage; Basement access to garage
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Residential property; Raised 1.5 story; Estimated above-grade living area reported
• Construction: Vinyl siding; Composition roof; Has daylight basement
• Exterior features: Deck; Metal fencing; City lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Free-standing electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet in select rooms
• Bathrooms: 2 full bathrooms; Main-level bathroom with shower over tub; Basement bathroom with shower only
• Heating & cooling: Natural gas hot water heating; Electric cooling
• Interior features: Thermal windows; Kit/dining combo; Raised 1.5 story floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $65 ($781/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 $195k (15.0% below list).
• Recommended offer: $195k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Little Blue Elementary (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 295 students, 53% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL).
• Market conditions: Rents rising (+2.3%/yr); 70 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $195,324 (15.0% below list)

Questions for the listing agent

1. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $220,731
• List price: $229,900
• Delta: 4.15%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 S Ponca Dr	0.50mi	3/1.5	1,208 (+12%)	20mo	$190,000	$157	39
3328 S Selsa Rd	0.50mi	2/2.0 (-1)	1,231 (+14%)	14mo	$229,900	$187	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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-34,475
• Equity at exit: $34,279

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-30,214
• Equity at exit: $19,878

Cash invested: $64,372 (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 64057

• Rents YoY: 2.3%
• Active inventory: 70
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $65

Break-even live

Break-even rent $1,871

Max offer price $229,900

Occupancy floor 92%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19204 E 31st Ter S Independence, MO	3.0	2.0	1206	$2,020	$1.67	43d	1	0.07mi
2972 Iva Dr Independence, MO	3.0	2.0	1442	$2,005	$1.39	43d	1	0.08mi
19501 E 31st Terrace Dr S Independence, MO	2.0	2.0	1457	$2,016	$1.38	1d	22	0.08mi
2916 Iva Dr Independence, MO	3.0	1.5	1480	$2,100	$1.42	43d	1	0.18mi
19012 E 37th Ter S Independence, MO	1.0–2.0	1.0–2.0	936	$1,515	$1.62	1d	1	0.87mi
20201 E 23rd Ter Ct S Independence, MO	4.0	3.0	1427	$2,595	$1.82	1d	1	1.07mi
19700 E 39th Pl Independence, MO	1.0–2.0	1.0–2.0	832	$1,697	$2.04	1d	7	1.20mi
3950 S Jackson Dr Independence, MO	1.0–2.0	1.0–2.0	886	$1,495	$1.69	1d	30	1.21mi
19401 E 40th Street Ct S Independence, MO	1.0–2.0	1.0	670	$1,530	$2.28	1d	12	1.47mi

Listing history 8 events

1. 2026-05-17
   status Pending 687-char remark
2. 2026-05-15
   listed $229,900 Active 687-char remark
3. 2026-05-15
   historical $229,900 687-char remark
4. 2022-09-29
   soldstatus Closed 200-char remark

   Show marketing remark (200 chars)

   Great Investment Property. Raised Ranch with finished basement with full bath. Come see this 3 bedroom 3 bath home on a bigger than normal lot. Seller will be reviewing all offers after 5p. m. Monday.

5. 2022-09-29
   soldstatus

   Show marketing remark (200 chars)

   Great Investment Property. Raised Ranch with finished basement with full bath. Come see this 3 bedroom 3 bath home on a bigger than normal lot. Seller will be reviewing all offers after 5p. m. Monday.

6. 2022-08-30
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Great Investment Property. Raised Ranch with finished basement with full bath. Come see this 3 bedroom 3 bath home on a bigger than normal lot. Seller will be reviewing all offers after 5p. m. Monday.

7. 2022-08-26
   listed $175,000 Active 200-char remark

   Show marketing remark (200 chars)

   Great Investment Property. Raised Ranch with finished basement with full bath. Come see this 3 bedroom 3 bath home on a bigger than normal lot. Seller will be reviewing all offers after 5p. m. Monday.

8. 1996-01-03
   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: $2,119 · $177/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$111/yr (+$9/mo · 5.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $23,439
• − Mortgage interest: −$12,878
• − Property taxes: −$2,119
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$6,688
• Taxable loss: −$3,146
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,536/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): 14,328
• Household income: $71,402
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 637.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 4% Hispanic / Latino 4% Asian 2% Pacific Islander 2%
• Common ancestry: Italian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Other Indo-European 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: ▼ -178.01%
• Current HPI: 230.0639
• Rent YoY: ▲ 2.32%
• 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

+31.4% since first listed

8 events — show timeline

• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $229,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $229,900 Heartland MLS as Distributed by MLS Grid
• 2022-09-29 Sold (Public Records) — Public Records
• 2022-09-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-26 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 1996-01-03 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,119 · -3.6% YoY. Source: county tax records.