1920 S Ralston Ave · Independence, MO 64052

$179,900

4 bd · 2.0 ba · 732 sqft · SingleFamily public records · 5 Days on market

Built 1925 5,528 sqft lot $246/sqft · 158% above area Est $183k · at est.

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +8.3/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet little bungalow in an established neighborhood just a few blocks from Englewood Arts District & from Hill Park. All freshly painted w/ brand new carpet. Nice Galley style kitchen w/ lots of counter space & breakfast nook. Living room features vaulted ceiling w/ skylight & decorative fireplace. Inside entrance to basement where the master and master bath are located or could be a great family room area. Covered front porch & fenced front yard for pets or children to play. Vinyl windows and siding and all soffits are covered for easy outside maintenance. Off street parking for at least 4-5 cars and big concrete pad in back yard to build a detached garage in the future. Basement is also walkup to backyard.

Key facts

• Ample parking
• Finished basement
• Long driveway

Tags

• FINISHED BASEMENT
• LONG DRIVEWAY
• AMPLE PARKING

Property features AI

Finance

• Other: Lot roughly 40 x 140 (5,528 sq ft)
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Bungalow style; Approximately 1,233 above-grade finished area and 695 below-grade finished area; Inside city limits
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Porch; Partial fencing; Paved road access

Interior

• Kitchen: Laminate counters; Electric range; Free-standing electric oven; Dishwasher
• Bedrooms: 3 bedrooms total; Basement bedroom (carpeted, 18x21); First-floor bedroom (carpeted, ceiling fan, 11x12); First-floor bedroom (carpeted, ceiling fan, 9x11)
• Flooring: Carpet in living spaces and bedrooms; Ceramic tile in bathrooms
• Bathrooms: 2 full bathrooms; Bathroom with ceramic tile and shower-over-tub (first floor); Bathroom with ceramic tile and shower-over-tub (basement)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Thermal windows; Finished full basement with inside entrance; Bungalow floor plan; Smoke detectors
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $26 ($308/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 $143k (20.5% below list).
• Recommended offer: $143k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Abraham Mallinson Elementary (math 20% / reading 34%, grade F, #850 of 1,115 statewide, top 78%, 272 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $143,008 (20.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $183,331
• List price: $179,900
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 S Hawthorne Ave	0.59mi	3/1.0 (-1)	792 (+8%)	13mo	$140,000	$177	39
2544 S Overton Ave	0.74mi	3/1.0 (-1)	802 (+10%)	10mo	$99,000	$123	32
2341 Englewood Ct	0.67mi	3/1.0 (-1)	825 (+13%)	20mo	$149,900	$182	22

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: -13.0%
• Equity multiple: 0.52×
• Total profit: $-24,002
• Equity at exit: $26,824

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,612
• Equity at exit: $15,554

Cash invested: $50,372 (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: 127
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $26

Break-even live

Break-even rent $1,398

Max offer price $179,900

Occupancy floor 93%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	43d	1	1.13mi

Listing history 9 events

1. 2026-05-02
   status Pending 418-char remark
2. 2026-04-27
   listed $179,900 Active 418-char remark
3. 2026-03-13
   soldstatus
4. 2020-06-03
   soldstatus
5. 2020-05-29
   soldstatus Sold 742-char remark

   Show marketing remark (742 chars)

   Sweet little bungalow in an established neighborhood just a few blocks from Englewood Arts District & from Hill Park. All freshly painted w/ brand new carpet. Nice Galley style kitchen w/ lots of counter space & breakfast nook. Living room features vaulted ceiling w/ skylight & decorative fireplace. Inside entrance to basement where the master and master bath are located or could be a great family room area. Covered front porch & fenced front yard for pets or children to play. Vinyl windows and siding and all soffits are covered for easy outside maintenance. Off street parking for at least 4-5 cars and big concrete pad in back yard to build a detached garage in the future. Basement is also walkup to backyard.

6. 2020-04-22
   status Pending 742-char remark

   Show marketing remark (742 chars)

   Sweet little bungalow in an established neighborhood just a few blocks from Englewood Arts District & from Hill Park. All freshly painted w/ brand new carpet. Nice Galley style kitchen w/ lots of counter space & breakfast nook. Living room features vaulted ceiling w/ skylight & decorative fireplace. Inside entrance to basement where the master and master bath are located or could be a great family room area. Covered front porch & fenced front yard for pets or children to play. Vinyl windows and siding and all soffits are covered for easy outside maintenance. Off street parking for at least 4-5 cars and big concrete pad in back yard to build a detached garage in the future. Basement is also walkup to backyard.

7. 2020-04-16
   listed $92,900 Active 742-char remark

   Show marketing remark (742 chars)

   Sweet little bungalow in an established neighborhood just a few blocks from Englewood Arts District & from Hill Park. All freshly painted w/ brand new carpet. Nice Galley style kitchen w/ lots of counter space & breakfast nook. Living room features vaulted ceiling w/ skylight & decorative fireplace. Inside entrance to basement where the master and master bath are located or could be a great family room area. Covered front porch & fenced front yard for pets or children to play. Vinyl windows and siding and all soffits are covered for easy outside maintenance. Off street parking for at least 4-5 cars and big concrete pad in back yard to build a detached garage in the future. Basement is also walkup to backyard.

8. 2006-10-13
   soldstatus
9. 1988-04-12
   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: $1,029 · $86/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$716/yr (+$60/mo · 69.6%)

ⓘ 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 ≥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: $17,161
• − Mortgage interest: −$10,077
• − Property taxes: −$1,029
• − Insurance: −$900
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,233
• Taxable loss: −$2,824
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $985/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

+93.6% since first listed

10 events — show timeline

• 2026-05-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $179,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Sold (Public Records) — Public Records
• 2020-06-03 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-16 Listed $92,900 Heartland MLS as Distributed by MLS Grid
• 2006-10-13 Sold (Public Records) — Public Records
• 1988-04-12 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,029 · -26.3% YoY. Source: county tax records.