16001 E 30 St · Independence, MO 64055

$199,900

3 bd · 1.5 ba · 1,732 sqft · SingleFamily public records · 2 Days on market

Built 1972 10,365 sqft lot $115/sqft · 21% below area Est $254k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY!! Great location, nice floor plan, interior needs a lot of clean up and updating. Raised ranch floor plan with 3 bedrooms and 2 bathrooms on main level, a finished room upstairs that could be another bedroom or office. Ensuite bath in primary bedroom has been recently renovated and is beautiful. Large living room/dining room combo plus a family room with a fireplace. Some windows installed in 2025. Laundry room-half bath combo in basement. 2nd fireplace in basement, could make for another nice living space. Inground pool in back with torn vinyl liner.

Key facts

• 0.24 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Property listed in fixer condition; Not located in a flood plain

Exterior

• Parking: 2-car garage; Basement and built-in parking features
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Raised ranch / 1.5-story; North-facing
• Construction: Board & batten siding with brick trim; Composition roof; Concrete basement
• Exterior features: Privacy wood fencing; In-ground pool; City lot on a corner

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full baths; 1 half bath; Shower only in one bathroom; Shower over tub in another bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Thermal windows; Balcony/Loft; Eat-in kitchen and living/dining combo
• Laundry & utility: Laundry in basement; Inside basement entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $47 ($563/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 $181k (9.6% below list).
• Recommended offer: $181k (9.6% 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: Glendale Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 458 students, 69% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 35% 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 $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $180,777 (9.6% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $253,540
• List price: $199,900
• Delta: -21.16%
• 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
16001 E 30 St	0.00mi	3/2.5	1,732 (0%)	0mo	$199,900	$115	96
2724 S Woodbury Dr	0.40mi	3/2.0	1,717 (-1%)	1mo	$425,000	$248	77
3232 S Queen Ridge Dr	0.34mi	3/1.0	1,680 (-3%)	5mo	$225,000	$134	73
16409 E 31st St S	0.28mi	3/2.5	1,841 (+6%)	1mo	$259,000	$141	72
15805 E 27th St S	0.41mi	3/3.0	1,740 (+0%)	5mo	$389,900	$224	70
16828 E 31 St S	0.59mi	4/2.0 (+1)	1,728 (-0%)	1mo	$273,000	$158	64
16405 E Gudgell Ct	0.51mi	4/3.0 (+1)	1,779 (+3%)	1mo	$260,000	$146	60
1842 Drumm Ave	0.60mi	4/2.5 (+1)	1,775 (+2%)	0mo	$325,000	$183	59
16809 E 29th St S	0.52mi	4/2.0 (+1)	1,844 (+6%)	6mo	$240,000	$130	53
3507 S Haden Dr	0.67mi	3/2.0	1,604 (-7%)	2mo	$230,000	$143	52
16403 E Ellison Way	0.26mi	4/3.5 (+1)	1,986 (+15%)	2mo	$280,000	$141	49
16812 E 35th St	0.74mi	3/2.0	1,947 (+12%)	4mo	$260,000	$134	39

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-25,494
• Equity at exit: $29,806

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,618
• Equity at exit: $17,284

Cash invested: $55,972 (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 64055

• Rents YoY: 5.1%
• Active inventory: 200
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$250 /mo · $2,995/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $47

Break-even live

Break-even rent $1,748

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	1d	48	0.02mi
16421 E 29th Ter S Independence, MO	3.0	2.0	1225	$1,606	$1.31	43d	1	0.30mi
16504 E 33rd St S Independence, MO	4.0	2.0	1495	$2,055	$1.37	1d	1	0.48mi
16700 E 31st Ter S Independence, MO	3.0	2.0	1639	$2,150	$1.31	19d	1	0.49mi
16816 E 31st St S Independence, MO	3.0	2.5	1696	$1,749	$1.03	1d	1	0.57mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1125	$1,650	$1.47	1d	7	0.66mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1042	$1,549	$1.49	43d	26	0.66mi
1223 E 25th St S Independence, MO	3.0	2.5	1982	$1,856	$0.94	7d	1	0.70mi
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	7d	1	0.77mi
3023 S Shrank Rd Independence, MO	2.0	2.5	1800	$1,662	$0.92	1d	1	0.78mi
718 E Gudgell Ave Independence, MO	4.0	2.0	1624	$1,775	$1.09	16d	1	0.89mi
3610 S Pope Ave Independence, MO	3.0	2.0	1640	$1,725	$1.05	14d	1	1.17mi
14521 E 36th Pl S Independence, MO	3.0	3.5	1984	$2,195	$1.11	2d	1	1.18mi
15001 E 39th Ter S Independence, MO	3.0	2.0	1769	$1,811	$1.02	43d	1	1.26mi
14220 E 36th St S Independence, MO	4.0	2.5	1540	$1,826	$1.19	7d	1	1.29mi
14405 E 37th St S Independence, MO	3.0	1.0	1300	$1,800	$1.38	2d	1	1.30mi
14216 E 37th Ter S Independence, MO	3.0	3.0	1800	$2,100	$1.17	7d	1	1.42mi

Listing history 4 events

1. 2026-05-13
   status Pending 578-char remark
2. 2026-05-11
   listed $199,900 Active 578-char remark
3. 2026-05-07
   historical $199,900 578-char remark
4. 2021-02-02
   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: $2,995 · $250/mo
• Projected year-2 tax: $2,995 · $250/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 ≥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: $21,693
• − Mortgage interest: −$11,198
• − Property taxes: −$2,995
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$5,815
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $1,232/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

+0.0% since first listed

5 events — show timeline

• 2026-06-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $199,900 Heartland MLS as Distributed by MLS Grid
• 2021-02-02 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,995 · +18.6% YoY. Source: county tax records.