141 N Ditzler Ave · Independence, MO 64053

$119,900

2 bd · 1.0 ba · 758 sqft · SingleFamily public records · 61 Days on market

Built 1925 6,661 sqft lot $158/sqft · at area comps Est $124k · at est.

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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 +15.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This remodeled two-bedroom bungalow blends classic charm with modern sophistication. The open-concept living area features new LVP flooring and designer lighting, flowing seamlessly into an updated kitchen with quartz countertops and stainless appliances. Two bright bedrooms and a sleek, updated bath provide a cozy retreat, while the private backyard offers the perfect space for outdoor relaxation.

Key facts

• 6,661 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $53 ($630/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 $99k (17.1% below list).
• Recommended offer: $99k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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.
• Market conditions: 45 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,349 (17.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $123,769
• List price: $119,900
• Delta: -3.13%
• 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
112 N Brookside Ave	0.07mi	2/1.5	729 (-4%)	16mo	$115,000	$158	75
125 S Brookside St	0.16mi	2/1.0	855 (+13%)	4mo	$90,000	$105	68
8703 E Morrell Ave	0.61mi	2/1.0	748 (-1%)	4mo	$79,900	$107	67
230 S Huttig Ave	0.73mi	2/1.0	756 (-0%)	1mo	$125,000	$165	65
108 S Huttig Ave	0.67mi	2/1.0	819 (+8%)	2mo	$109,000	$133	54
526 S Brookside Ave	0.45mi	2/1.0	821 (+8%)	14mo	$29,000	$35	53
212 S Huttig Ave	0.70mi	2/1.0	704 (-7%)	4mo	$129,500	$184	52
8908 E Thompson Ave	0.53mi	2/1.0	859 (+13%)	5mo	$68,500	$80	49
112 N Overton Ave	0.41mi	2/1.0	818 (+8%)	23mo	$135,000	$165	48
547 Blue Ridge Blvd	0.75mi	2/1.0	660 (-13%)	2mo	$62,500	$95	42
327 N Home Ave	0.61mi	2/1.0	704 (-7%)	23mo	$110,000	$156	40
604 S Glenwood Ave	0.67mi	3/1.0 (+1)	865 (+14%)	10mo	$50,000	$58	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $68,602
• Equity at exit: $108,015

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $199,304
• Equity at exit: $232,939

Cash invested: $33,572 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 45
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $53

Break-even live

Break-even rent $927

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $120	-5% $86	+0% $53	+5% $19	+10% $-15
Rent	-10% $-26	-5% $13	+0% $53	+5% $92	+10% $131
Rate	-1.0pp $113	-0.5pp $83	base $53	+0.5pp $21	+1.0pp $-10

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.55mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	0.64mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	44d	1	0.65mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	44d	1	0.65mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	44d	1	0.68mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$950	$1.46	3d	1	0.94mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	44d	1	1.03mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	1.33mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	1.36mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	13d	3	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $119,900 Active 61 DOM
2. 2026-06-18
   days on market $119,900 Active 58 DOM
3. 2026-06-17
   days on market $119,900 Active 57 DOM
4. 2026-06-16
   days on market $119,900 Active 56 DOM
5. 2026-06-15
   days on market $119,900 Active 55 DOM
6. 2026-06-13
   days on market $119,900 Active 53 DOM
7. 2026-06-09
   days on market $119,900 Active 49 DOM
8. 2026-06-08
   days on market $119,900 Active 48 DOM
9. 2026-06-07
   days on market $119,900 Active 47 DOM
10. 2026-06-05
    days on market $119,900 Active 44 DOM
11. 2026-06-03
    days on market $119,900 Active 43 DOM
12. 2026-06-02
    days on market $119,900 Active 42 DOM
13. 2026-06-01
    days on market $119,900 Active 41 DOM
14. 2026-05-31
    days on market $119,900 Active 40 DOM
15. 2026-05-09
    status Pending 401-char remark

    Show marketing remark (401 chars)

    This remodeled two-bedroom bungalow blends classic charm with modern sophistication. The open-concept living area features new LVP flooring and designer lighting, flowing seamlessly into an updated kitchen with quartz countertops and stainless appliances. Two bright bedrooms and a sleek, updated bath provide a cozy retreat, while the private backyard offers the perfect space for outdoor relaxation.

16. 2026-04-02
    listed $119,900 Active 401-char remark

    Show marketing remark (401 chars)

    This remodeled two-bedroom bungalow blends classic charm with modern sophistication. The open-concept living area features new LVP flooring and designer lighting, flowing seamlessly into an updated kitchen with quartz countertops and stainless appliances. Two bright bedrooms and a sleek, updated bath provide a cozy retreat, while the private backyard offers the perfect space for outdoor relaxation.

17. 2025-07-17
    historical $1,100
18. 2025-04-09
    listed $1,100
19. 2025-04-03
    historical $1,100
20. 2025-03-04
    listed $1,100
21. 2024-03-08
    historical $975
22. 2024-03-02
    listed $975
23. 2023-10-02
    soldstatus Closed
24. 2023-08-24
    status Pending
25. 2023-08-24
    status Active
26. 2023-07-04
    status Pending
27. 2023-07-04
    historical
28. 2023-07-03
    listed $60,000 Active
29. 2001-04-23
    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: $643 · $54/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$520/yr (+$43/mo · 80.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $11,922
• − Mortgage interest: −$6,716
• − Property taxes: −$643
• − Insurance: −$600
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$3,488
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $974/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+99.8% since first listed

15 events — show timeline

• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Rental Removed $1,100 BUILDIUM
• 2025-04-09 Listed for Rent $1,100 BUILDIUM
• 2025-04-03 Rental Removed $1,100 BUILDIUM
• 2025-03-04 Listed for Rent $1,100 BUILDIUM
• 2024-03-08 Rental Removed $975 BUILDIUM
• 2024-03-02 Listed for Rent $975 BUILDIUM
• 2023-10-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-07-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-07-03 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2001-04-23 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $643 · -25.0% YoY. Source: county tax records.