19808 E 17th Street Ct N · Independence, MO 64056

$230,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 1 Days on market

Built 1977 7,966 sqft lot Est $243k · 5% 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 +13.8/30.0
• ARV discount +9.9/15.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tri-level on cul-de-sac, Family Rm with fireplace possible 4th Bdrm on lower level, Deck and Gazebo off the dining rm his & her's closets in master bedrm double vanity in bath. Newer garage doors.

Key facts

• 7,966 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Built-in garage with front-facing door and opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Tri-level entry; Board & batten siding with brick trim; Composition roof
• Construction: Board & batten siding with brick trim; Composition roof; Built approximately 41–50 years ago; Basement (partial) with inside entrance and a basement bedroom
• Exterior features: Deck; Gazebo; Property located on a cul-de-sac; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Exhaust fan; Electric range / Free-standing electric oven
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Carpet in bedrooms, living and dining areas; Luxury vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling; Attic fan
• Interior features: Ceiling fans; Pantry; Window coverings; Storm windows; Storm door(s); Fireplace screen; Tri-level floor plan; Smoke detector(s)
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $20 ($234/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 $194k (15.7% below list).
• Recommended offer: $194k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Hills Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 352 students, 42% FRL); Osage Trail Middle (math 21% / reading 42%, grade F, #276 of 391 statewide, top 71%, 793 students, 46% FRL); Fort Osage High (math 33% / reading 48%, grade F, #240 of 521 statewide, top 46%, 1,557 students, 39% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $193,881 (15.7% below list)

Questions for the listing agent

1. Built in 1977 — 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: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $243,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 N Belvidere Ave	0.08mi	3/1.5	1,362 (-3%)	1mo	$245,000	$180	90
1607 N Belvidere Ave	0.12mi	3/1.0	1,314 (-6%)	3mo	$160,000	$122	79
20242 E 17th Street Ct N	0.24mi	3/2.0	1,336 (-5%)	1mo	$268,000	$201	78
1422 N Blue Mills Rd	0.41mi	3/1.5	1,447 (+3%)	3mo	$228,000	$158	74
2006 N Plymouth Rd	0.48mi	3/2.0	1,500 (+7%)	4mo	$250,000	$167	61
2103 N York Rd	0.59mi	2/1.5 (-1)	1,361 (-3%)	3mo	$235,000	$173	59
20405 E 15th Ter	0.39mi	3/2.0	1,594 (+13%)	1mo	$255,000	$160	57
2015 N Lazy Branch Rd	0.67mi	3/2.0	1,490 (+6%)	5mo	$175,000	$117	52
19115 E Roxsbury Ln	0.62mi	3/2.0	1,248 (-11%)	2mo	$259,000	$208	48
1600 N Dover St	0.62mi	3/2.0	1,216 (-14%)	1mo	$250,000	$206	46
1320 N Holland Ct	0.56mi	3/2.0	1,613 (+15%)	2mo	$367,900	$228	46
19201 E 13th Ter	0.64mi	4/3.0 (+1)	1,534 (+9%)	5mo	$252,000	$164	40

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-34,550
• Equity at exit: $34,294

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-22,333
• Equity at exit: $19,886

Cash invested: $64,400 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $20

Break-even live

Break-even rent $1,914

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $85	+0% $20	+5% $-46	+10% $-111
Rent	-10% $-134	-5% $-57	+0% $20	+5% $96	+10% $173
Rate	-1.0pp $135	-0.5pp $78	base $20	+0.5pp $-40	+1.0pp $-101

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 N Belvidere Ave Independence, MO	3.0	2.0	1642	$2,006	$1.22	3d	1	0.11mi
1604 N Glen Ellyn St Independence, MO	3.0	2.0	1330	$1,845	$1.39	17d	1	0.12mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	4d	1	0.55mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	45d	1	0.80mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	5d	1	0.88mi
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	5d	1	1.05mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	45d	1	1.07mi

Listing history 8 events

1. 2026-06-17
   status $230,000 Pending 1 DOM
2. 2026-06-16
   statusdays on market $230,000 Active 1 DOM
3. 2026-06-15
   days on market $230,000 Coming Soon 10 DOM
4. 2026-06-13
   days on market $230,000 Coming Soon 8 DOM
5. 2026-06-09
   days on market $230,000 Coming Soon 4 DOM
6. 2026-06-08
   days on market $230,000 Coming Soon 3 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $230,000 Coming Soon 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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,266
• − Mortgage interest: −$12,884
• − Property taxes: −$2,522
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$6,691
• Taxable loss: −$3,703
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,123/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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): 17,395
• Household income: $67,685
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 747.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 8% Two or more races 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -163.60%
• Current HPI: 286.349
• Rent YoY: ▲ 3.76%
• 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

+101.9% since first listed

5 events — show timeline

• 2026-06-05 Coming Soon $230,000 Heartland MLS as Distributed by MLS Grid
• 2004-10-22 Sold (Public Records) — Public Records
• 2004-10-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-22 Listed $113,900 Heartland MLS as Distributed by MLS Grid
• 1991-11-26 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,522 · -4.5% YoY. Source: county tax records.