1217 S Osage St · Independence, MO 64055

$65,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 1 Days on market

Built 1959 1,057 sqft lot

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in the heart of Independence! This property is perfect for investors or buyers looking to add their personal touch. Located in an established neighborhood in Jackson County, this home offers convenient access to shopping, dining, schools, and major highways. With solid potential and room for improvement, it’s an ideal candidate for a renovation project, rental property, or affordable primary residence. Don’t miss your chance to build equity and bring your vision to life!

Key facts

• 1,057 sq ft lot
• Built 1959

Property features AI

Exterior

• Parking: Covered off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Bungalow/Ranch floor plan; Residential property; Inside city limits
• Construction: Board & batten siding with brick veneer; Composition roof; Full unfinished concrete basement
• Exterior features: Metal fencing; City lot; Paved road with public maintenance

Interior

• Kitchen: Microwave; Refrigerator; Electric range; Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Flooring: Luxury vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Electric cooling
• Interior features: Ceiling fan(s); Living room fireplace
• Laundry & utility: Washer/dryer hookups for electric dryer in basement; Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.7% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1959 — 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: 2.21% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.38%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $150,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 S Osage St	0.00mi	3/1.0	984 (0%)	1mo	$65,000	$66	99
1129 S Dodgion Ave	0.36mi	2/1.0 (-1)	1,008 (+2%)	0mo	$65,000	$64	74
813 S Liberty St	0.36mi	2/1.0 (-1)	1,024 (+4%)	1mo	$139,900	$137	70
324 W Southside Blvd	0.11mi	2/2.0 (-1)	1,070 (+9%)	2mo	$99,900	$93	70
1424 S Liberty St	0.28mi	2/2.0 (-1)	1,044 (+6%)	4mo	$179,500	$172	64
324 W South Ave	0.25mi	2/1.0 (-1)	1,094 (+11%)	2mo	$125,000	$114	63
1312 S Emery St	0.58mi	3/2.0	960 (-2%)	5mo	$195,000	$203	61
1502 S Pleasant St	0.34mi	3/2.0	1,075 (+9%)	6mo	$165,000	$153	59
2710 Windsor Ave	0.74mi	2/1.0 (-1)	1,003 (+2%)	0mo	$180,000	$179	57
1214 W 25th St	0.67mi	3/1.5	1,024 (+4%)	5mo	$169,000	$165	56
1101 W 25th Ter S	0.59mi	3/1.5	864 (-12%)	3mo	$180,000	$208	48
832 W Charles St	0.51mi	2/1.5 (-1)	1,100 (+12%)	4mo	$165,000	$150	46

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: 43.8%
• Equity multiple: 2.95×
• Total profit: $35,444
• Equity at exit: $9,692

10-year hold

• IRR: 50.7%
• Equity multiple: 6.46×
• Total profit: $99,358
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$341
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $673

Break-even live

Break-even rent $581

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $710	-5% $692	+0% $673	+5% $655	+10% $636
Rent	-10% $560	-5% $617	+0% $673	+5% $730	+10% $786
Rate	-1.0pp $706	-0.5pp $690	base $673	+0.5pp $656	+1.0pp $639

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	21d	1	0.18mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	0.18mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	0.18mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	44d	1	0.65mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	16d	1	0.70mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	8d	1	0.82mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	24d	1	0.88mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	44d	1	0.96mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	8d	1	0.96mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	44d	1	1.27mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	44d	1	1.36mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	24d	1	1.37mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $65,000 Active
3. 2009-11-25
   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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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 ≥106°F today · 16 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: $17,200
• − Mortgage interest: −$3,641
• − Property taxes: −$1,095
• − Insurance: −$325
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$1,891
• Taxable income: $7,496
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,278/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

3 events — show timeline

• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2009-11-25 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,095 · +2.6% YoY. Source: county tax records.