10601 E 33rd Ter S · Independence, MO 64052

$125,000

3 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.35 ac lot Est $170k · 27% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper with fireplace, hardwood floors deck patio, fenced - solid bones but needs everything.

Key facts

• Fenced
• Deck patio
• Hardwood floors

Tags

• FIREPLACE
• HARDWOOD FLOORS
• DECK PATIO
• FENCED

Property features AI

Finance

• Other: Property listed as fixer; Above-grade finished area reported from public records
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 2 garage spaces
• Utilities: Public water (City/Public - verify); Public sewer; Cable available
• Home design: Single-family residence (residential); Attached property
• Construction: Shingle and wood siding; Composition roof; Partial finished basement (concrete, egress window(s)); Built 51–75 years ago
• Exterior features: Deck; Shed(s); Fixer condition; City limits / city lot; Wooded

Interior

• Kitchen: Country kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Attic fan and electric cooling
• Interior features: Side/side split floor plan; Living room fireplace
• Laundry & utility: Dryer hookup (electric) in basement; Basement inside entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.3% 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: Three Trails Elem. (math 37% / reading 32%, grade F, #676 of 1,115 statewide, top 66%, 317 students, 75% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 76% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.07% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $170,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Mason Ave	0.43mi	3/2.0	1,078 (+3%)	2mo	$185,000	$172	72
3503 S Northern Blvd	0.30mi	2/1.0 (-1)	1,008 (-4%)	7mo	$159,900	$159	66
9801 E 33rd St S	0.50mi	3/1.5	1,120 (+7%)	2mo	$190,000	$170	64
3308 S Vermont Ave	0.57mi	3/1.0	1,014 (-3%)	2mo	$162,500	$160	64
11012 E 34th St S	0.30mi	2/2.0 (-1)	1,130 (+8%)	8mo	$169,950	$150	60
3605 S Norwood Ave	0.73mi	3/1.5	1,100 (+5%)	1mo	$99,000	$90	57
10001 E 31st St S	0.46mi	3/1.0	1,164 (+11%)	2mo	$200,000	$172	57
3013 Mason Ave	0.36mi	4/2.0 (+1)	1,166 (+11%)	2mo	$189,000	$162	56
3407 S Cedar Ave	0.35mi	2/1.0 (-1)	912 (-13%)	1mo	$164,888	$181	54
10709 E 28th St S	0.65mi	3/1.0	1,140 (+9%)	2mo	$160,000	$140	52
3339 S Vermont Ave	0.61mi	3/2.0	912 (-13%)	0mo	$195,000	$214	47
2716 Appleton Ave	0.72mi	2/2.0 (-1)	1,121 (+7%)	4mo	$175,000	$156	45

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,091
• Equity at exit: $18,638

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $21,009
• Equity at exit: $10,808

Cash invested: $35,000 (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 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$656
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $154

Break-even live

Break-even rent $1,140

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $189	+0% $154	+5% $118	+10% $83
Rent	-10% $48	-5% $101	+0% $154	+5% $206	+10% $259
Rate	-1.0pp $216	-0.5pp $185	base $154	+0.5pp $121	+1.0pp $88

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	9d	1	0.21mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	9d	1	0.40mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	45d	1	0.57mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	16d	1	0.60mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	45d	1	0.61mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	23d	1	0.61mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	6d	1	0.62mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	18d	1	0.67mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	3d	11	0.78mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	45d	1	0.81mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	0.92mi
10500 E 42nd St Kansas City, MO	1.0–3.0	1.0–2.5	915	$1,259	$1.38	18d	2	1.03mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	25d	1	1.13mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	25d	1	1.14mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	18d	1	1.29mi
10415 E 43rd St Kansas City, MO	1.0–2.0	1.0–2.0	784	$1,084	$1.38	3d	12	1.33mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	18d	1	1.38mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	23d	1	1.45mi
12502 E 40th St S Unit C Independence, MO	2.0	1.5	950	$975	$1.03	6d	1	1.47mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $125,000 Active

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $16,018
• − Mortgage interest: −$7,002
• − Property taxes: −$1,654
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,636
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,873/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): 22,138
• Household income: $59,007
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 965.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 15% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -160.06%
• Current HPI: 302.1124
• Rent YoY: ▲ 5.43%
• 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

• 2026-05-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $125,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,654 · -13.8% YoY. Source: county tax records.