1309 N Main St · Independence, MO 64050

$79,900

2 bd · 1.0 ba · 951 sqft · SingleFamily public records · 45 Days on market

Built 1910 0.30 ac lot $84/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Turn-key package of 10 rental units (9 properties) priced at $169,000 or $16,900 per unit. Rental portfolio generates estimated $37,000/year in net income and is priced at a very competitive 22.16 % cap rate. Cash on cash return could exceed 60% based on a 25% down payment and a 20-year amortization loan. See supplements for list of other properties and breakdown of valuations and pro-formas. Please contact listing agent to setup viewings.

Key facts

• Covered front porch
• Fenced yard
• Spacious kitchen

Tags

• COVERED FRONT PORCH
• FENCED YARD
• SPACIOUS KITCHEN
• DINING ROOM

Property features AI

Finance

• Other: Living area approximately 951 (public records); Property age: 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Facing/entry level: first floor
• Construction: Wood siding and other exterior materials; Composition roof
• Exterior features: Porch; Privacy and other fencing; Corner lot

Interior

• Kitchen: Electric range; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Laminate flooring; Other flooring
• Bathrooms: 1 full bathroom with shower-over-tub (first floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans throughout; Country kitchen
• Laundry & utility: Laundry located in the bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+3.8%/yr); 126 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 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 + 3.8% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.44% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $166,223
• List price: $79,900
• Delta: -51.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 E 3rd Dr S	0.27mi	3/1.0 (+1)	975 (+2%)	1mo	$209,900	$215	78
910 N Lynn St	0.30mi	2/1.0	936 (-2%)	10mo	$160,000	$171	75
1716 N High St	0.50mi	2/1.5	957 (+1%)	2mo	$159,000	$166	72
1531 N Liberty St	0.24mi	3/1.0 (+1)	976 (+3%)	12mo	$169,700	$174	70
500 E 3rd Dr S	0.39mi	3/1.5 (+1)	925 (-3%)	8mo	$168,000	$182	64
723 N Spring St	0.49mi	2/1.0	970 (+2%)	12mo	$140,000	$144	64
1503 N Mccoy St	0.40mi	3/2.0 (+1)	928 (-2%)	7mo	$155,000	$167	62
812 N Union St	0.65mi	2/1.0	986 (+4%)	5mo	$164,000	$166	60
1608 N Liberty St	0.32mi	3/1.5 (+1)	1,064 (+12%)	3mo	$220,000	$207	56
1615 N High St	0.40mi	3/1.0 (+1)	864 (-9%)	10mo	$150,000	$174	53
738 E College St	0.67mi	3/1.0 (+1)	1,008 (+6%)	13mo	$189,999	$188	43
1227 Dickinson Rd	0.64mi	3/1.0 (+1)	1,079 (+14%)	4mo	$149,000	$138	39

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $10,061
• Equity at exit: $11,913

10-year hold

• IRR: 20.9%
• Equity multiple: 2.84×
• Total profit: $41,113
• Equity at exit: $6,908

Cash invested: $22,372 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 126
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$419
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $346

Break-even live

Break-even rent $713

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $392	-5% $369	+0% $346	+5% $324	+10% $301
Rent	-10% $255	-5% $301	+0% $346	+5% $392	+10% $437
Rate	-1.0pp $387	-0.5pp $367	base $346	+0.5pp $326	+1.0pp $305

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	8d	1	0.20mi
1207 N McCoy St Independence, MO	3.0	2.0	972	$1,295	$1.33	8d	1	0.35mi
1612 N Dodgion Ave Independence, MO	3.0	1.0	1000	$1,345	$1.34	44d	1	0.41mi
1214 N Union St Independence, MO	2.0	1.0	912	$975	$1.07	44d	1	0.52mi
1714 N Pearl St Independence, MO	2.0	1.0	792	$1,195	$1.51	44d	1	0.53mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	24d	1	0.62mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	22d	1	0.75mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	8d	1	0.93mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	44d	1	0.93mi
2405 N River Blvd Independence, MO	2.0	1.0	830	$1,095	$1.32	8d	1	0.95mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	44d	1	0.97mi
2522 N River Blvd Independence, MO	3.0	1.0	910	$1,495	$1.64	5d	1	1.04mi
511 S Osage St Independence, MO	1.0	1.0	629	$850	$1.35	24d	1	1.23mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	44d	1	1.28mi
315 S Crane St Unit c Independence, MO	1.0	1.0	750	$625	$0.83	22d	1	1.29mi
530 Sundown Dr Independence, MO	2.0	1.0	450	$1,029	$2.29	2d	13	1.45mi
3407 N Pleasant St Independence, MO	3.0	1.5	905	$1,400	$1.55	4d	1	1.47mi

Listing history 30 events

1. 2026-06-21
   days on market $79,900 Active 45 DOM
2. 2026-06-18
   days on market $79,900 Active 42 DOM
3. 2026-06-17
   price $79,900 Active 41 DOM
4. 2026-06-17
   days on market $89,900 Active 41 DOM
5. 2026-06-16
   days on market $89,900 Active 40 DOM
6. 2026-06-15
   days on market $89,900 Active 39 DOM
7. 2026-06-13
   days on market $89,900 Active 37 DOM
8. 2026-06-09
   days on market $89,900 Active 33 DOM
9. 2026-06-08
   days on market $89,900 Active 32 DOM
10. 2026-06-07
    days on market $89,900 Active 31 DOM
11. 2026-06-05
    days on market $89,900 Active 28 DOM
12. 2026-06-03
    days on market $89,900 Active 27 DOM
13. 2026-06-02
    days on market $89,900 Active 26 DOM
14. 2026-06-01
    days on market $89,900 Active 25 DOM
15. 2026-05-31
    days on market $89,900 Active 24 DOM
16. 2026-05-07
    listed $89,900 Active 640-char remark
17. 2026-02-17
    status Pending
18. 2026-02-17
    historical
19. 2026-02-09
    status Active
20. 2026-02-03
    status Pending
21. 2026-01-20
    listed $99,900 Active
22. 2024-10-25
    historical $1,195
23. 2024-09-10
    price $1,195
24. 2024-09-07
    listed $1,245
25. 2015-11-09
    historical

    Show marketing remark (461 chars)

    Investor Special. Turn-key package of 10 rental units (9 properties) priced at $169,000 or $16,900 per unit. Rental portfolio generates estimated $37,000/year in net income and is priced at a very competitive 22.16 % cap rate. Cash on cash return could exceed 60% based on a 25% down payment and a 20-year amortization loan. See supplements for list of other properties and breakdown of valuations and pro-formas. Please contact listing agent to setup viewings.

26. 2015-10-19
    listed $22,495

    Show marketing remark (461 chars)

    Investor Special. Turn-key package of 10 rental units (9 properties) priced at $169,000 or $16,900 per unit. Rental portfolio generates estimated $37,000/year in net income and is priced at a very competitive 22.16 % cap rate. Cash on cash return could exceed 60% based on a 25% down payment and a 20-year amortization loan. See supplements for list of other properties and breakdown of valuations and pro-formas. Please contact listing agent to setup viewings.

27. 2005-10-31
    soldstatus
28. 2005-10-25
    soldstatus
29. 2005-09-23
    listed $27,000
30. 1982-02-01
    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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 6 d/yr ≥106°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: $13,814
• − Mortgage interest: −$4,476
• − Property taxes: −$1,329
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,324
• Taxable income: $3,075
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,419/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): 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

+195.9% since first listed

16 events — show timeline

• 2026-06-17 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2024-10-25 Rental Removed $1,195 SHOWMOJO
• 2024-09-10 Price Changed $1,195 SHOWMOJO
• 2024-09-07 Listed for Rent $1,245 SHOWMOJO
• 2015-11-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-10-19 Listed $22,495 Heartland MLS as Distributed by MLS Grid
• 2005-10-31 Sold (Public Records) — Public Records
• 2005-10-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-09-23 Listed $27,000 Heartland MLS as Distributed by MLS Grid
• 1982-02-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,329 · -5.6% YoY. Source: county tax records.