11120 E 36th St S · Independence, MO 64052

$119,900

3 bd · 1.5 ba · 1,570 sqft · SingleFamily public records · 66 Days on market

Built 1955 Fair condition 10,101 sqft lot $76/sqft · 42% below area Est $205k · 42% under

---

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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Three Trails Elem. (math 37% / reading 32%, grade F, #676 of 1,115 statewide, top 66%, 317 students, 75% 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 76% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 283 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).
• This rent runs 30% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $205,049
• List price: $119,900
• Delta: -41.53%
• 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
3603 S Claremont Ave	0.11mi	3/1.5	1,420 (-10%)	1mo	$215,000	$151	78
3704 S Claremont Ave	0.20mi	3/1.5	1,712 (+9%)	6mo	$239,500	$140	71
3619 S Ralston Ave	0.35mi	3/2.5	1,639 (+4%)	6mo	$239,900	$146	68
11201 E 40th St S	0.51mi	4/2.0 (+1)	1,567 (-0%)	4mo	$185,000	$118	66
11213 E 32nd Ter S	0.39mi	3/1.0	1,670 (+6%)	7mo	$180,000	$108	64
3508 Shady Bend Dr	0.63mi	3/2.0	1,524 (-3%)	5mo	$275,000	$180	59
3410 Blue Ridge Blvd	0.64mi	3/1.5	1,646 (+5%)	5mo	$252,500	$153	58
11624 E 38th Ter S	0.57mi	3/1.5	1,710 (+9%)	3mo	$198,000	$116	56
11715 Markham Rd	0.55mi	2/2.5 (-1)	1,699 (+8%)	2mo	$250,000	$147	50
10305 E 35th St	0.55mi	2/1.5 (-1)	1,796 (+14%)	1mo	$165,000	$92	45
10011 & 10009 E 35th Ter S	0.66mi	3/1.5	1,800 (+15%)	1mo	$199,000	$111	44
12019 E 39th Ter	0.72mi	3/2.0	1,804 (+15%)	3mo	$230,000	$127	37

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $7,293
• Equity at exit: $17,877

10-year hold

• IRR: 17.0%
• Equity multiple: 2.55×
• Total profit: $52,126
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 28 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $220,000 ($146/sqft)
• Median days on market: 44 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 283
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $361

Break-even live

Break-even rent $1,038

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $428	-5% $394	+0% $361	+5% $327	+10% $293
Rent	-10% $243	-5% $302	+0% $361	+5% $420	+10% $479
Rate	-1.0pp $421	-0.5pp $391	base $361	+0.5pp $329	+1.0pp $298

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10527 E 35th St S Independence, MO	4.0	2.5	1680	$1,550	$0.92	2d	1	0.32mi
3302 S Sterling Ave Independence, MO	2.0–3.0	2.0	1116	$1,300	$1.16	7d	1	0.42mi
3305 S Sterling Ave Independence, MO	3.0	1.0	1400	$1,299	$0.93	10d	1	0.45mi
11200 E 40th St S Independence, MO	4.0	1.0	1142	$1,850	$1.62	117d	1	0.48mi
3927 Willow Ave Kansas City, MO	2.0–3.0	1.0–2.0	1102	$1,220	$1.11	0d	5	0.56mi
4023 Hedges Ave Kansas City, MO	3.0	2.0	1256	$1,429	$1.14	12d	1	0.60mi
4023 Hedges Ave Kansas City, MO	3.0	2.0	1256	$1,429	$1.14	10d	1	0.60mi
11816 E 32nd St S Independence, MO	3.0	2.0	1849	$1,735	$0.94	125d	1	0.65mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	148d	1	0.71mi
2929 S Harvard Ave Unit A Independence, MO	3.0	2.5	1500	$1,560	$1.04	52d	1	0.76mi
3008 S Scott Ave Independence, MO	3.0	1.0	1416	$1,336	$0.94	87d	1	0.78mi
3419 S Home Ave Independence, MO	3.0	1.0	1212	$1,401	$1.16	112d	1	0.80mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	184d	1	0.80mi
9902 E 34th St S Independence, MO	3.0	1.0	1100	$1,495	$1.36	52d	1	0.84mi
2904 S Harvard Ave Apt C Independence, MO	3.0	2.5	1200	$1,625	$1.35	10d	1	0.87mi
12400 E 40th St S #16 Independence, MO	1.0–3.0	1.0–1.5	900	$1,075	$1.19	10d	1	0.90mi
12403 E 40th St S Apt D Independence, MO	3.0	1.5	1050	$1,075	$1.02	10d	1	0.92mi
12403 E 40th St S Unit B Independence, MO	3.0	1.5	1050	$1,075	$1.02	52d	1	0.92mi
9317 Huhn Blvd Kansas City, MO	2.0	1.0	1086	$1,300	$1.20	118d	1	1.17mi
10502 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	10d	1	1.24mi
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	138d	1	1.26mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	184d	1	1.26mi
3601 S Pleasant St Independence, MO	3.0	1.0	1232	$1,495	$1.21	34d	1	1.27mi
10528 E 45th Pl Unit 10528 Kansas City, MO	3.0	2.5	1480	$1,600	$1.08	23d	1	1.28mi
10522 E 45th Pl Kansas City, MO	3.0	2.5	1400	$1,650	$1.18	35d	1	1.28mi
10518 E 45th Pl Kansas City, MO	2.0	2.5	1250	$1,495	$1.20	6d	1	1.29mi
10545 E 45th Pl Kansas City, MO	2.0	2.5	1250	$1,495	$1.20	119d	1	1.30mi
9600 E 43rd St Kansas City, MO	3.0	2.0	1080	$1,455	$1.35	2d	1	1.31mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	148d	1	1.31mi
2815 Collin St Independence, MO	4.0	2.0	1860	$1,800	$0.97	184d	1	1.32mi
4625 Appleton Ave Kansas City, MO	2.0	2.0	1200	$1,000	$0.83	132d	1	1.35mi
3936 S Pleasant St Independence, MO	3.0	2.0	1150	$1,750	$1.52	164d	1	1.35mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	160d	1	1.38mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	38d	1	1.38mi
3812 S Main St Independence, MO	3.0	1.0	1100	$1,695	$1.54	114d	1	1.42mi
4107 S McCoy St Independence, MO	3.0	1.0	1824	$1,700	$0.93	1d	1	1.43mi

Listing history 47 events

1. 2026-07-15
   days on market $119,900 Active 66 DOM
2. 2026-07-14
   days on market $119,900 Active 65 DOM
3. 2026-07-13
   days on market $119,900 Active 64 DOM
4. 2026-07-13
   days on market $119,900 Active 63 DOM
5. 2026-07-11
   days on market $119,900 Active 62 DOM
6. 2026-07-10
   days on market $119,900 Active 61 DOM
7. 2026-07-09
   days on market $119,900 Active 60 DOM
8. 2026-07-07
   days on market $119,900 Active 58 DOM
9. 2026-07-06
   days on market $119,900 Active 57 DOM
10. 2026-07-05
    days on market $119,900 Active 56 DOM
11. 2026-07-03
    days on market $119,900 Active 54 DOM
12. 2026-07-02
    days on market $119,900 Active 53 DOM
13. 2026-07-01
    days on market $119,900 Active 52 DOM
14. 2026-06-30
    days on market $119,900 Active 51 DOM
15. 2026-06-29
    days on market $119,900 Active 50 DOM
16. 2026-06-28
    days on market $119,900 Active 49 DOM
17. 2026-06-27
    days on market $119,900 Active 48 DOM
18. 2026-06-27
    days on market $119,900 Active 47 DOM
19. 2026-06-25
    days on market $119,900 Active 45 DOM
20. 2026-06-22
    days on market $119,900 Active 43 DOM
21. 2026-06-21
    days on market $119,900 Active 42 DOM
22. 2026-06-18
    days on market $119,900 Active 39 DOM
23. 2026-06-17
    days on market $119,900 Active 38 DOM
24. 2026-06-16
    days on market $119,900 Active 37 DOM
25. 2026-06-15
    days on market $119,900 Active 36 DOM
26. 2026-06-13
    days on market $119,900 Active 34 DOM
27. 2026-06-09
    days on market $119,900 Active 30 DOM
28. 2026-06-08
    days on market $119,900 Active 29 DOM
29. 2026-06-07
    days on market $119,900 Active 28 DOM
30. 2026-06-05
    days on market $119,900 Active 25 DOM
31. 2026-06-03
    days on market $119,900 Active 24 DOM
32. 2026-06-02
    days on market $119,900 Active 23 DOM
33. 2026-06-01
    days on market $119,900 Active 22 DOM
34. 2026-05-31
    days on market $119,900 Active 21 DOM
35. 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.

36. 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.

37. 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.

38. 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.

39. 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.

40. 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.

41. 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.

42. 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.

43. 2001-06-05
    soldstatus
44. 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

45. 1999-05-17
    soldstatus
46. 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

47. 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: $17,927
• − Mortgage interest: −$6,716
• − Property taxes: −$1,691
• − Insurance: −$600
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$3,488
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,711/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $39,250–$70,650 screening

This 1955 ranch home requires moderate renovations, including roof replacement and exterior repairs, to improve its condition and value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major fencing — Aged and in need of repair

Value-add opportunities

• Both Landscaping and fencing repair — Enhances curb appeal and property value ↑
• Both Roof replacement — Critical to the home's structural integrity and safety ↑
• Both Exterior painting — Improves the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Three Trails Elem. F MO #676/1,115 Nat'l #23,081/41,679 Middle Clifford H. Nowlin Middle F MO #342/391 Nat'l #11,464/14,009 High Van Horn High F MO #472/521 Nat'l #14,027/17,239

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

A Composite livability gradescore 82/100

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 · 719,589 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: 7% of renters

---

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%
• 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.