11120 E 36th St S · Independence, MO 64052

$119,900

3 bd · 1.5 ba · 1,570 sqft · SingleFamily public records · 39 Days on market

Built 1955 10,101 sqft lot $76/sqft · 42% below area Est $208k · 42% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+5.4%/yr); 127 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% of the median local income ($59k/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 $829 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1955 — 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: 1.34% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $207,737
• List price: $119,900
• Delta: -42.28%
• 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
11120 E 35th Ter	0.06mi	2/1.5 (-1)	1,472 (-6%)	8mo	$129,000	$88	75
3704 S Claremont Ave	0.20mi	3/1.5	1,712 (+9%)	1mo	$239,500	$140	75
3619 S Ralston Ave	0.35mi	3/2.5	1,639 (+4%)	1mo	$239,900	$146	71
3717 Harvard Ave	0.20mi	3/2.5	1,458 (-7%)	7mo	$215,000	$147	69
11213 E 32nd Ter S	0.39mi	3/1.0	1,670 (+6%)	2mo	$180,000	$108	68
3508 Shady Bend Dr	0.63mi	3/2.0	1,524 (-3%)	0mo	$275,000	$180	63
10401 E 35th St	0.48mi	3/1.5	1,472 (-6%)	7mo	$185,000	$126	62
3410 Blue Ridge Blvd	0.64mi	3/1.5	1,646 (+5%)	1mo	$252,500	$153	61
4026 Blue Ridge Blvd	0.67mi	3/1.5	1,730 (+10%)	3mo	$214,900	$124	49
4013 Crestview Rd	0.62mi	3/1.5	1,728 (+10%)	7mo	$190,000	$110	49
3500 Blue Ridge Blvd	0.62mi	2/1.0 (-1)	1,375 (-12%)	4mo	$199,000	$145	40
12012 E 37th St S	0.70mi	3/2.0	1,352 (-14%)	5mo	$219,000	$162	38

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: 9.7%
• Equity multiple: 1.39×
• Total profit: $13,216
• Equity at exit: $17,877

10-year hold

• IRR: 20.8%
• Equity multiple: 2.96×
• Total profit: $65,763
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $449

Break-even live

Break-even rent $1,038

Max offer price $119,900

Occupancy floor 67%

Sensitivity live

Price	-10% $517	-5% $483	+0% $449	+5% $415	+10% $381
Rent	-10% $322	-5% $386	+0% $449	+5% $513	+10% $576
Rate	-1.0pp $509	-0.5pp $480	base $449	+0.5pp $418	+1.0pp $386

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	2d	11	0.56mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	8d	1	0.71mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	44d	1	0.80mi
10500 E 42nd St Kansas City, MO	1.0–3.0	1.0–2.5	915	$1,259	$1.38	17d	2	0.83mi
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	2d	1	1.26mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	44d	1	1.26mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	1.31mi
2815 Collin St Independence, MO	4.0	2.0	1860	$1,800	$0.97	44d	1	1.32mi
3936 S Pleasant St Independence, MO	3.0	2.0	1150	$1,750	$1.52	24d	1	1.35mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	20d	1	1.38mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	17d	1	1.38mi

Listing history 26 events

1. 2026-06-18
   days on market $119,900 Active 39 DOM
2. 2026-06-17
   days on market $119,900 Active 38 DOM
3. 2026-06-16
   days on market $119,900 Active 37 DOM
4. 2026-06-15
   days on market $119,900 Active 36 DOM
5. 2026-06-13
   days on market $119,900 Active 34 DOM
6. 2026-06-09
   days on market $119,900 Active 30 DOM
7. 2026-06-08
   days on market $119,900 Active 29 DOM
8. 2026-06-07
   days on market $119,900 Active 28 DOM
9. 2026-06-05
   days on market $119,900 Active 25 DOM
10. 2026-06-03
    days on market $119,900 Active 24 DOM
11. 2026-06-02
    days on market $119,900 Active 23 DOM
12. 2026-06-01
    days on market $119,900 Active 22 DOM
13. 2026-05-31
    days on market $119,900 Active 21 DOM
14. 2026-05-20
    status Active 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

15. 2026-05-20
    price $119,900 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

16. 2026-05-17
    status Pending 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

17. 2026-05-12
    status Active 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

18. 2026-04-21
    status Pending 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

19. 2026-04-16
    listed $139,900 Active 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

20. 2026-04-15
    price $139,900 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

21. 2025-07-17
    historical $175,000 772-char remark

    Show marketing remark (772 chars)

    Investor special with endless potential. Rare opportunity to own a charming 1955 traditional ranch situated on a spacious 10,000+ sq ft lot. This unique property sits on a desirable side lot and features a privacy fence, carport, and additional parking on the south side. The home offers character throughout, including exposed beams and a large addition that expands the living space, with even more room for future expansion. Ideal for investors, flippers, or buyers with vision, this property provides a strong foundation for renovation, rental income, or a custom transformation. Conveniently located near major highways, offering easy access to surrounding areas and amenities. Being sold AS-IS. All offers will be reviewed this weekend. Showings by appointment only.

22. 2001-06-05
    soldstatus
23. 1999-05-19
    soldstatus 263-char remark

    Show marketing remark (263 chars)

    Completely Updated And Shows Great. Newer Roof, Furnace, Stove, Carpet In Huge 28x18 Fam. Rm Entertainment Center And Storage By Frpl, 2 Din Areas, Computer Line In Br3. Seller On Oxygen Appt. Only At Least 1 Hr Notice Is Appreciated. Showing Prefferably In After

24. 1999-05-17
    soldstatus
25. 1999-03-07
    listed $64,500 263-char remark

    Show marketing remark (263 chars)

    Completely Updated And Shows Great. Newer Roof, Furnace, Stove, Carpet In Huge 28x18 Fam. Rm Entertainment Center And Storage By Frpl, 2 Din Areas, Computer Line In Br3. Seller On Oxygen Appt. Only At Least 1 Hr Notice Is Appreciated. Showing Prefferably In After

26. 1996-06-03
    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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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 · 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: $19,272
• − Mortgage interest: −$6,716
• − Property taxes: −$1,691
• − Insurance: −$600
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$3,488
• Taxable income: $3,694
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,503/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

+85.9% since first listed

13 events — show timeline

• 2026-05-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2001-06-05 Sold (Public Records) — Public Records
• 1999-05-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-05-17 Sold (Public Records) — Public Records
• 1999-03-07 Listed $64,500 Heartland MLS as Distributed by MLS Grid
• 1996-06-03 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,691 · -5.7% YoY. Source: county tax records.