Westwood Plan · Independence, MO 64055

$96,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 877 Days on market

Poor condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 877 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $97k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: Rents rising fast (+5.1%/yr); 202 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $670 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 877 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 877 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.82% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.91%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.09% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.26×
• Total profit: $34,051
• Equity at exit: $14,448

10-year hold

• IRR: 37.8%
• Equity multiple: 4.87×
• Total profit: $105,112
• Equity at exit: $8,378

Cash invested: $27,132 (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: 202
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$508
• Tax est. 1.5%: −$121 /mo · $1,454/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $721

Break-even live

Break-even rent $848

Max offer price $96,900

Occupancy floor 54%

Sensitivity live

Price	-10% $788	-5% $755	+0% $721	+5% $688	+10% $654
Rent	-10% $582	-5% $652	+0% $721	+5% $791	+10% $861
Rate	-1.0pp $770	-0.5pp $746	base $721	+0.5pp $696	+1.0pp $671

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17312 E 50th Terrace Ct S Independence, MO	3.0	2.0	1244	$2,050	$1.65	22d	1	0.31mi
4580 Bass Pro Dr Independence, MO	1.0–2.0	1.0–2.0	1114	$1,829	$1.64	2d	10	0.50mi
16301 E 48th Ter Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,270	$1.34	22d	7	0.68mi
5006 Breckenridge Ave Kansas City, MO	3.0	2.0	1220	$1,695	$1.39	22d	1	0.92mi
4020 S Crackerneck Rd Independence, MO	3.0	3.0	1488	$2,200	$1.48	2d	1	0.94mi
3926 S Redwood Dr Independence, MO	2.0	1.0	945	$1,050	$1.11	24d	1	1.06mi
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	13d	1	1.15mi
19301 E Eastland Center Ct Independence, MO	1.0–2.0	1.0	750	$1,575	$2.10	4d	5	1.22mi
15404 E 48th St Kansas City, MO	2.0	1.5	1325	$1,350	$1.02	24d	1	1.25mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$1,919	$1.88	2d	22	1.26mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$2,044	$2.00	44d	29	1.26mi
15312 E 48th St Kansas City, MO	3.0	2.0	1160	$1,700	$1.47	13d	1	1.29mi

Listing history 15 events

1. 2026-06-21
   days on market $96,900 Active 877 DOM
2. 2026-06-18
   days on market $96,900 Active 874 DOM
3. 2026-06-17
   days on market $96,900 Active 873 DOM
4. 2026-06-16
   days on market $96,900 Active 872 DOM
5. 2026-06-15
   days on market $96,900 Active 871 DOM
6. 2026-06-13
   days on market $96,900 Active 869 DOM
7. 2026-06-09
   days on market $96,900 Active 865 DOM
8. 2026-06-08
   days on market $96,900 Active 864 DOM
9. 2026-06-07
   days on market $96,900 Active 863 DOM
10. 2026-06-05
    days on market $96,900 Active 860 DOM
11. 2026-06-03
    days on market $96,900 Active 859 DOM
12. 2026-06-02
    days on market $96,900 Active 858 DOM
13. 2026-06-01
    days on market $96,900 Active 857 DOM
14. 2026-05-31
    days on market $96,900 Active 856 DOM
15. 2024-01-26
    listed $96,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,130
• − Mortgage interest: −$5,428
• − Property taxes: −$1,454
• − Insurance: −$484
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$2,819
• Taxable income: $7,564
• Est. tax owed @ 24.0%: −$1,815
• After-tax cash flow: $6,841/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, interior walls, and HVAC system, significantly impacting its value. Immediate action is needed to improve its condition and increase its resale or rental value.

Repairs flagged

• Major Roof — No roof photos provided, but given the lack of other photos, it's likely in poor condition.
• Major Exterior — No exterior photos provided, but given the lack of other photos, it's likely in poor condition.
• Major Interior walls/paint — No interior wall/paint photos provided, but given the lack of other photos, it's likely in poor condition.
• Major HVAC/mechanical — No HVAC/mechanical photos provided, but given the lack of other photos, it's likely in poor condition.

Value-add opportunities

• Resale Roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale Exterior painting — A fresh coat of paint would enhance curb appeal and value.
• Resale Interior painting — Fresh paint would improve the home's appearance and value.
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · No roof photos provided, but given the lack of other photos, it's likely in poor condition.	Major	$15,000–50,000
Exterior · No exterior photos provided, but given the lack of other photos, it's likely in poor condition.	Major	$15,000–50,000
Interior walls/paint · No interior wall/paint photos provided, but given the lack of other photos, it's likely in poor condition.	Major	$15,000–50,000
HVAC/mechanical · No HVAC/mechanical photos provided, but given the lack of other photos, it's likely in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale Exterior painting — A fresh coat of paint would enhance curb appeal and value. ↑
• Resale Interior painting — Fresh paint would improve the home's appearance and value. ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2024-01-26 Listed $96,900 Zillow