701 N Allen Rd · Independence, MO 64050

$184,900

4 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 42 Days on market

Built 1939 0.63 ac lot $165/sqft · 14% below area Est $216k · 14% 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 +18.0/30.0
• ARV discount +13.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern Ranch with Interior and Exterior Renovation - 3 Bedrooms and 2 Bathrooms on 0.65 Acres This move in ready ranch combines modern updates with mechanical reliability. Situated on an oversized lot, the home has undergone a thorough interior and exterior refresh that offers rare acreage with contemporary style. The living space features a neutral palette with new padded luxury vinyl plank flooring, new plush carpeting, new brushed nickel hardware, and updated lighting throughout. The kitchen includes stainless steel appliances and ample cabinetry for easy organization. Both bathrooms feature spa inspired dual shower heads while the primary suite includes new tile work and brushed nick

Key facts

• 0.63 acre lot
• Built 1939
• Listed 42 days

Property features AI

Finance

• Other: Living area approximately 1,120 (assessor); Below-grade finished area reported as estimated; Not in flood plain; Lot size ~27,378 square feet

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single family residence (ranch floor plan); Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Acreage lot

Interior

• Bedrooms: 3 bedrooms, all on the first floor with carpet
• Flooring: Carpet in all bedrooms
• Bathrooms: 2 full bathrooms, both on the first floor
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Utility room on the first floor; Basement includes sump pump and walk-out access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $170k (8.0% below list).
• Recommended offer: $170k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: schools C-, employment D+, crime F.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 125 active listings in the ZIP; 5 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 42% of the median local income ($49k/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

• It's been on market 42 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,132 (8.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 0.92% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $215,508
• List price: $184,900
• Delta: -14.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16104 E Cogan Ln	0.33mi	3/2.0 (-1)	1,162 (+4%)	8mo	$255,000	$219	67
103 N Cogan Ln	0.66mi	3/1.5 (-1)	1,104 (-1%)	16mo	$102,960	$93	46
1609 N Howard Dr	0.71mi	3/1.5 (-1)	1,002 (-10%)	7mo	$210,000	$210	37
14806 E Mayes Rd	0.63mi	3/2.0 (-1)	1,027 (-8%)	20mo	$200,000	$195	35
124 N Peck Dr	0.74mi	4/1.0	1,248 (+11%)	12mo	$149,000	$119	32
105 S Ward Rd	0.72mi	3/1.0 (-1)	1,040 (-7%)	22mo	$170,000	$163	27

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-18,398
• Equity at exit: $27,569

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,709
• Equity at exit: $15,987

Cash invested: $51,772 (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: 125
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$970
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $161

Break-even live

Break-even rent $1,498

Max offer price $184,900

Occupancy floor 86%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	1d	1	0.34mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	1d	1	0.90mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	1d	1	0.98mi
1021 N Kiger Rd Independence, MO	3.0	2.0	1200	$1,500	$1.25	17d	1	1.16mi
1612 N Dodgion Ave Independence, MO	3.0	1.0	1000	$1,345	$1.34	43d	1	1.26mi

Listing history 35 events

1. 2026-06-17
   status $184,900 Pending 42 DOM
2. 2026-06-17
   days on market $184,900 Active Under Contract 42 DOM
3. 2026-06-16
   days on market $184,900 Active Under Contract 41 DOM
4. 2026-06-15
   days on market $184,900 Active Under Contract 40 DOM
5. 2026-06-13
   days on market $184,900 Active Under Contract 38 DOM
6. 2026-06-09
   days on market $184,900 Active Under Contract 34 DOM
7. 2026-06-08
   days on market $184,900 Active Under Contract 33 DOM
8. 2026-06-07
   days on market $184,900 Active Under Contract 32 DOM
9. 2026-06-03
   days on market $184,900 Active Under Contract 28 DOM
10. 2026-06-02
    days on market $184,900 Active Under Contract 27 DOM
11. 2026-06-01
    days on market $184,900 Active Under Contract 26 DOM
12. 2026-05-31
    days on market $184,900 Active Under Contract 25 DOM
13. 2026-05-14
    price $184,900 1451-char remark
14. 2026-05-07
    listed $189,500 Active 1451-char remark
15. 2026-05-06
    historical $189,500 1451-char remark
16. 2026-03-06
    historical
17. 2026-02-28
    status Pending
18. 2026-02-26
    listed $184,900 Active
19. 2026-02-19
    historical
20. 2025-12-29
    historical
21. 2025-12-22
    status Pending
22. 2025-12-21
    listed $184,900 Active
23. 2025-12-13
    historical
24. 2017-10-20
    historical
25. 2017-08-18
    historical Contingent - Accepting Backup Offers
26. 2017-07-26
    price $58,500
27. 2017-07-26
    listed $585,000 Active
28. 2010-04-23
    historical
29. 2010-02-22
    listed $134,900
30. 2008-09-05
    soldstatus
31. 2008-06-24
    listed $28,900
32. 2006-01-09
    soldstatus
33. 2005-12-06
    soldstatus
34. 2005-08-13
    listed $120,000
35. 1997-03-19
    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: $1,640 · $137/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$153/yr (+$13/mo · 9.3%)

ⓘ 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 · 15 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: $20,416
• − Mortgage interest: −$10,357
• − Property taxes: −$1,640
• − Insurance: −$924
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,379
• Taxable loss: −$1,152
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $2,205/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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

+54.1% since first listed

25 events — show timeline

• 2026-06-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $184,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $189,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $189,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $184,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-21 Listed $184,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-13 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2017-10-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-08-18 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-07-26 Price Changed $58,500 Heartland MLS as Distributed by MLS Grid
• 2017-07-26 Listed $585,000 Heartland MLS as Distributed by MLS Grid
• 2010-04-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-02-22 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2008-09-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-06-24 Listed $28,900 Heartland MLS as Distributed by MLS Grid
• 2006-01-09 Sold (Public Records) — Public Records
• 2005-12-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-08-13 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 1997-03-19 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,640 · -43.3% YoY. Source: county tax records.