3552 S Lynn St · Independence, MO 64055

$415,000

8 bd · 4.0 ba · 3,744 sqft · MultiFamily · 7 Days on market

Built 1968 Good condition 0.30 ac lot Est $412k · at est.

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Why this score? — see what drove the C 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 +22.9/30.0
• DSCR +7.3/10.0
• ARV discount +7.2/15.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

Key facts

• Brick 4 plex
• Modern finishes
• 0.3 acre lot

Tags

• BRICK 4 PLEX
• NEW FRONT AND BACK DECKS
• MODERN FINISHES

Property features AI

Finance

• Financial info: Gross income reported at $48,000; Operating expenses include insurance and real estate tax
• HOA & community: No association fees; Building exterior maintenance provided

Exterior

• Parking: Assigned off-street paved parking for 8 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable and high-speed internet available; Metro service available
• Home design: Quadruplex (residential income property); 2-story building; Zoned MF
• Construction: Brick construction; Composition roof
• Exterior features: Paved road access with public maintenance; Private entrance (exterior); Paved lot/drive

Interior

• Kitchen: Each unit includes a range/oven, refrigerator, and disposal
• Bedrooms: Four 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Electric cooling (central/electric)
• Interior features: Private entrance
• Laundry & utility: Laundry inside in a utility room; Separate meters for utilities

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive. Per door: $182/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Cap rate 8.4% 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: John W. Luff Elem. (math 52% / reading 57%, grade C, #190 of 1,115 statewide, top 19%, 354 students, 64% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,552/mo this rent would consume 87% of the median local household income ($62k/yr) (locally 1404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $116k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.

Recommended offer $415,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $411,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3552 S Lynn St	0.00mi	8/4.0	3,744 (0%)	23mo	$410,000	$110	81

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-11,034
• Equity at exit: $61,878

10-year hold

• IRR: 9.4%
• Equity multiple: 1.79×
• Total profit: $92,234
• Equity at exit: $35,882

Cash invested: $116,200 (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: 30.4×

Monthly cashflow live

• Estimated rent: $4,552 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $728

Break-even live

Break-even rent $3,630

Max offer price $415,000

Occupancy floor 79%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,552
Total (4 units)			$4,552

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-05
   statusdays on market $415,000 Pending 7 DOM
2. 2026-06-03
   days on market $415,000 Active 6 DOM
3. 2026-06-02
   days on market $415,000 Active 5 DOM
4. 2026-06-01
   days on market $415,000 Active 4 DOM
5. 2026-05-31
   days on market $415,000 Active 3 DOM
6. 2026-05-28
   listed $415,000 Active
7. 2025-08-20
   status Active
8. 2025-08-01
   historical
9. 2025-07-31
   status Pending
10. 2025-03-31
    listed $455,000 Active
11. 2024-07-31
    soldstatus Closed 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

12. 2024-06-08
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

13. 2024-06-03
    price $410,000 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

14. 2024-05-14
    status Active 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

15. 2024-05-14
    historical 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

16. 2024-04-04
    price $420,000 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

17. 2024-03-11
    listed $455,000 Active 334-char remark

    Show marketing remark (334 chars)

    Stable brick Fourplex available for purchase now. 3554A & B are vacant and move in ready, 3552A vacant June 1, & 3552B leased until 10.31.24 at 850/mo. Vacant units are ready to show and move in ready. Brand new and completed decks around the entire building. Contact listing agents to see it and get financials. Thanks!

18. 2022-09-01
    price $855
19. 2019-04-10
    soldstatus Sold
20. 2019-03-09
    status Pending
21. 2019-03-06
    listed $234,900 Active
22. 2009-07-08
    soldstatus
23. 2009-03-03
    listed $139,900
24. 2008-11-19
    soldstatus
25. 2008-07-25
    listed $124,900
26. 2006-01-25
    soldstatus
27. 2005-10-12
    listed $190,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $54,624
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,370
• − Management: −$4,370
• − Depreciation: −$12,073
• Taxable income: $2,265
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $8,194/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 · 12 photos

Good 80/100 Cosmetic rehab

This fourplex is in excellent condition with good curb appeal and move-in ready interiors. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing and decluttering interior spaces — Improves flow and makes the space more inviting
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value
• Both Upgrading bathroom fixtures — Enhances the bathroom experience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing and decluttering interior spaces — Improves flow and makes the space more inviting ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Upgrading bathroom fixtures — Enhances the bathroom experience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+118.4% since first listed

22 events — show timeline

• 2026-05-28 Listed $415,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-03-31 Listed $455,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-06-03 Price Changed $410,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-04 Price Changed $420,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-11 Listed $455,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-01 Price Changed $855 RENT.
• 2019-04-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-03-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-03-06 Listed $234,900 Heartland MLS as Distributed by MLS Grid
• 2009-07-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-03 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2008-11-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-07-25 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2006-01-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-10-12 Listed $190,000 Heartland MLS as Distributed by MLS Grid