2223 S Evanston Ave · Independence, MO 64052

$130,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 8 Days on market

Built 1954 7,405 sqft lot Est $146k · 11% under

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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 +14.7/30.0
• ARV discount +12.4/15.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!DON'T LET YOUR BUYERS MISS OUT ON THIS CUTE HM!Newer dble pane tilt wind, newer pergo flrs in brs, nicely decorated/painted, new kit cont tops & nice cab, new flr cov in kit, crown moulding in kit, 12x20 wkshop, hdwd flrs under cpt. Easily be 3rd br or den in bsmt, vinyl siding, grt starter. New gar dr. Great curb appeal!

Key facts

• Covered front porch
• Manageable city lot
• 7,405 sq ft lot

Tags

• COVERED FRONT PORCH
• BASEMENT STORAGE SPACE
• MANAGEABLE CITY LOT

Property features AI

Finance

• Other: Home warranty provided by AB May
• HOA & community: No association fees

Exterior

• Parking: Basement access to parking; Garage faces the rear; One-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding and other exterior materials; Composition roof
• Exterior features: Patio; Porch; Outbuilding; Fenced yard (type: other); City lot on a cul-de-sac, level

Interior

• Kitchen: Kitchen with ceiling fan; Laminate counters
• Bedrooms: Three bedrooms (two on the main level, one in the basement)
• Flooring: Carpet; Linoleum; Other
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Living/dining combo
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $33 ($398/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 $110k (15.7% below list).
• Recommended offer: $110k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Korte Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 447 students, 85% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 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 79% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $899 of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,557 (15.7% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $145,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2435 S Glenwood Ave	0.40mi	2/2.0	900 (+5%)	2mo	$145,000	$161	68
2319 S Hawthorne Ave	0.22mi	3/2.0 (+1)	918 (+7%)	2mo	$150,000	$163	67
10409 E 26th St S	0.66mi	2/1.0	864 (+1%)	2mo	$146,900	$170	67
2010 S Northern Blvd	0.69mi	2/1.0	864 (+1%)	3mo	$134,900	$156	64
1731 S Crescent Ave	0.48mi	2/1.0	944 (+10%)	4mo	$120,000	$127	57
2319 S Cedar Ave	0.34mi	2/1.0	742 (-14%)	5mo	$134,000	$181	57
1514 S Cedar Ave	0.69mi	2/2.0	883 (+3%)	3mo	$145,000	$164	56
2515 S Arlington Ave	0.32mi	3/1.0 (+1)	973 (+13%)	3mo	$182,500	$188	55
1815 S Ralston Ave	0.71mi	2/1.0	912 (+6%)	3mo	$165,000	$181	53
10504 E 25th Ter	0.64mi	2/1.0	768 (-10%)	2mo	$159,000	$207	51
2601 S Hardy Ave	0.65mi	3/1.0 (+1)	957 (+12%)	3mo	$170,000	$178	43
1901 S Hardy Ave	0.57mi	1/1.0 (-1)	733 (-15%)	4mo	$97,000	$132	41

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: -12.1%
• Equity multiple: 0.55×
• Total profit: $-16,236
• Equity at exit: $19,383

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $314
• Equity at exit: $11,240

Cash invested: $36,400 (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: 135
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$682
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $33

Break-even live

Break-even rent $1,054

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $70	+0% $33	+5% $-4	+10% $-40
Rent	-10% $-53	-5% $-10	+0% $33	+5% $76	+10% $120
Rate	-1.0pp $99	-0.5pp $66	base $33	+0.5pp $-1	+1.0pp $-35

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	23d	1	0.04mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	18d	1	0.27mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	0.45mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	25d	1	0.60mi
1712 S Ash Ave Unit 1718-1 Independence, MO	1.0	1.0	550	$775	$1.41	25d	1	0.60mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	45d	1	0.60mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	23d	1	0.62mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	25d	1	0.63mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	0.73mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	0.75mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	14d	3	0.97mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	1.06mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.19mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	1.19mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	45d	1	1.23mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	9d	1	1.31mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	18d	1	1.33mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	45d	1	1.44mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	45d	1	1.44mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	45d	1	1.44mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	1.45mi

Listing history 6 events

1. 2026-06-21
   days on market $130,000 Active 8 DOM
2. 2026-06-18
   days on market $130,000 Active 5 DOM
3. 2026-06-17
   days on market $130,000 Active 4 DOM
4. 2026-06-16
   days on market $130,000 Active 3 DOM
5. 2026-06-15
   remarks 591-char remark
6. 2026-06-15
   listed $130,000 Active 2 DOM

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$103/yr (+$9/mo · 8.9%)

ⓘ 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: $13,147
• − Mortgage interest: −$7,282
• − Property taxes: −$1,158
• − Insurance: −$650
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,782
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $836/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

+67.7% since first listed

5 events — show timeline

• 2026-06-13 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2005-12-19 Sold (Public Records) — Public Records
• 2005-12-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-10-06 Listed $77,500 Heartland MLS as Distributed by MLS Grid
• 1996-08-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,158 · -23.3% YoY. Source: county tax records.