3717 S Hocker St · Independence, MO 64055

$182,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 294 Days on market

Built 1962 9,150 sqft lot $182/sqft · 15% below area Est $197k · 8% under

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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 +16.0/30.0
• ARV discount +10.9/15.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

Key facts

• Open floor plan
• Newer backsplash
• Upgraded kitchen

Tags

• NEW INTERIOR PAINT
• HARDWOOD FLOORS
• OPEN FLOOR PLAN
• UPGRADED KITCHEN
• GRANITE COUNTER TOPS
• NEWER BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $160k (12.1% below list).
• Recommended offer: $160k (12.1% 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: Sycamore Hills Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 543 students, 55% FRL); Bridger Middle (math 32% / reading 38%, grade F, #240 of 391 statewide, top 62%, 770 students, 65% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 203 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 294 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $160,059 (12.1% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $196,767
• List price: $182,000
• Delta: -7.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3620 S Dodgion Ave	0.21mi	3/1.0	1,000 (0%)	4mo	$179,900	$180	85
3717 S Hocker St	0.00mi	3/2.0	920 (-8%)	1mo	$182,000	$198	84
3919 S Lynn St	0.43mi	3/1.5	988 (-1%)	8mo	$190,000	$192	71
3527 S Adams Ave	0.59mi	3/1.5	1,035 (+4%)	1mo	$195,000	$188	66
14805 E 40th St S	0.40mi	3/1.5	1,107 (+11%)	8mo	$185,000	$167	57
3609 S Main St	0.52mi	3/1.5	902 (-10%)	5mo	$195,000	$216	55
13704 E 41st Ter S	0.50mi	3/1.0	888 (-11%)	2mo	$175,000	$197	54
4020 S Osage St	0.68mi	3/2.0	1,050 (+5%)	8mo	$225,000	$214	52
3812 S Main St	0.59mi	2/1.0 (-1)	878 (-12%)	2mo	$169,000	$192	44
13804 E 43rd St S	0.74mi	3/1.0	864 (-14%)	1mo	$150,000	$174	40
4222 E 42nd Street Ct	0.60mi	3/1.0	1,150 (+15%)	10mo	$229,900	$200	37
3507 S Spring St	0.72mi	3/2.0	864 (-14%)	7mo	$240,000	$278	36

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-20,317
• Equity at exit: $27,137

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $4,339
• Equity at exit: $15,736

Cash invested: $50,960 (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 64055

• Rents YoY: 5.1%
• Active inventory: 203
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$954
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $91

Break-even live

Break-even rent $1,486

Max offer price $182,000

Occupancy floor 89%

Sensitivity live

Price	-10% $194	-5% $142	+0% $91	+5% $39	+10% $-12
Rent	-10% $-36	-5% $27	+0% $91	+5% $154	+10% $217
Rate	-1.0pp $182	-0.5pp $137	base $91	+0.5pp $43	+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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14405 E 37th St S Independence, MO	3.0	1.0	1300	$1,800	$1.38	5d	1	0.12mi
3551 S Lynn St Unit 3551 Independence, MO	2.0	1.0	850	$899	$1.06	45d	1	0.44mi
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	25d	1	0.59mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	18d	1	0.66mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	21d	1	0.66mi
3936 S Pleasant St Independence, MO	3.0	2.0	1150	$1,750	$1.52	25d	1	0.73mi
4232 S Liberty St Independence, MO	3.0	1.0	1152	$1,525	$1.32	25d	1	0.79mi
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	9d	1	0.86mi
12502 E 40th St S Unit C Independence, MO	2.0	1.5	950	$975	$1.03	6d	1	1.13mi
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	14d	1	1.26mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	3d	48	1.38mi
15312 E 48th St Kansas City, MO	3.0	2.0	1160	$1,700	$1.47	14d	1	1.42mi
15404 E 48th St Kansas City, MO	2.0	1.5	1325	$1,350	$1.02	25d	1	1.43mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	9d	1	1.44mi
16504 E 33rd St S Independence, MO	4.0	2.0	1495	$2,055	$1.37	3d	1	1.49mi

Listing history 17 events

1. 2026-05-07
   status Pending 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

2. 2026-04-07
   status Active 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

3. 2026-03-16
   historical 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

4. 2026-03-13
   price $182,000 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

5. 2025-09-05
   price $195,000 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

6. 2025-08-15
   price $205,000 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

7. 2025-06-25
   listed $215,000 Active 383-char remark

   Show marketing remark (383 chars)

   Lovely ranch on a great lot, all new interior paint and hardwood floors/ LVP throughout the main areas of the home. Open floor plan allows for natural light to flow through the home. Recently upgraded kitchen features granite counter tops and newer backsplash and stainless appliances that stay in the home! Main hall bath has been updated with new tile surround, check this one out!

8. 2018-01-24
   soldstatus
9. 2018-01-23
   soldstatus Sold 523-char remark

   Show marketing remark (523 chars)

   All Brick Ranch located in great neighborhood. As you enter, notice the gleaming, refinished hardwood floors and large window for natural light in the Living Room! Dining Rm, hall and bedrooms all have refinished hardwood floors! Eat-in Kitchen w/ laminate wood floors & built-in desk. Laundry hook-up in 3rd bedroom for convenience. Inside entrance to finished basement w/ possible 4th bedroom, that just needs carpeting-it was removed when seller purchased the home. Level lot and nice concrete patio area out back.

10. 2018-01-15
    status Pending 523-char remark

    Show marketing remark (523 chars)

    All Brick Ranch located in great neighborhood. As you enter, notice the gleaming, refinished hardwood floors and large window for natural light in the Living Room! Dining Rm, hall and bedrooms all have refinished hardwood floors! Eat-in Kitchen w/ laminate wood floors & built-in desk. Laundry hook-up in 3rd bedroom for convenience. Inside entrance to finished basement w/ possible 4th bedroom, that just needs carpeting-it was removed when seller purchased the home. Level lot and nice concrete patio area out back.

11. 2017-12-01
    price $114,900 523-char remark

    Show marketing remark (523 chars)

    All Brick Ranch located in great neighborhood. As you enter, notice the gleaming, refinished hardwood floors and large window for natural light in the Living Room! Dining Rm, hall and bedrooms all have refinished hardwood floors! Eat-in Kitchen w/ laminate wood floors & built-in desk. Laundry hook-up in 3rd bedroom for convenience. Inside entrance to finished basement w/ possible 4th bedroom, that just needs carpeting-it was removed when seller purchased the home. Level lot and nice concrete patio area out back.

12. 2017-10-30
    price $119,900 523-char remark

    Show marketing remark (523 chars)

    All Brick Ranch located in great neighborhood. As you enter, notice the gleaming, refinished hardwood floors and large window for natural light in the Living Room! Dining Rm, hall and bedrooms all have refinished hardwood floors! Eat-in Kitchen w/ laminate wood floors & built-in desk. Laundry hook-up in 3rd bedroom for convenience. Inside entrance to finished basement w/ possible 4th bedroom, that just needs carpeting-it was removed when seller purchased the home. Level lot and nice concrete patio area out back.

13. 2017-09-05
    listed $125,000 Active 523-char remark

    Show marketing remark (523 chars)

    All Brick Ranch located in great neighborhood. As you enter, notice the gleaming, refinished hardwood floors and large window for natural light in the Living Room! Dining Rm, hall and bedrooms all have refinished hardwood floors! Eat-in Kitchen w/ laminate wood floors & built-in desk. Laundry hook-up in 3rd bedroom for convenience. Inside entrance to finished basement w/ possible 4th bedroom, that just needs carpeting-it was removed when seller purchased the home. Level lot and nice concrete patio area out back.

14. 2006-09-01
    soldstatus
15. 2006-08-31
    soldstatus
16. 2006-04-10
    listed $107,000
17. 1995-10-16
    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: $1,724 · $144/mo
• Projected year-2 tax: $1,765 · $147/mo
• Expected delta: +$41/yr (+$3/mo · 2.4%)

ⓘ 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 ≥107°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: $19,207
• − Mortgage interest: −$10,195
• − Property taxes: −$1,724
• − Insurance: −$910
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,295
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,564/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): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

+70.1% since first listed

17 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $182,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $205,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-25 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2018-01-24 Sold (Public Records) — Public Records
• 2018-01-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-01-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-12-01 Price Changed $114,900 Heartland MLS as Distributed by MLS Grid
• 2017-10-30 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2017-09-05 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) — Public Records
• 2006-08-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-04-10 Listed $107,000 Heartland MLS as Distributed by MLS Grid
• 1995-10-16 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,724 · -11.8% YoY. Source: county tax records.