8906 E Smart Ave · Independence, MO 64053

$101,000

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 17 Days on market

Built 1920 Est $87k · 17% over

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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 +22.1/30.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Independence schools, Van Horn High School. Off street parking. Walking distance to bus-line on 24 Highway. House needs some tlc. Currently rented, after tenants move out this summer, we will be doing some upgrades- with paint, flooring and the kitchen, and the tree in the front yard is to be removed. Appliances can stay with house. Updated pictures coming soon. Single layer of shingles

Key facts

• Off street parking
• Upgrades with paint
• Appliances can stay

Tags

• OFF STREET PARKING
• WALKING DISTANCE TO BUS-LINE
• UPGRADES WITH PAINT
• UPGRADES WITH FLOORING
• UPGRADES WITH KITCHEN
• APPLIANCES CAN STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $100k (1.4% below list).
• Recommended offer: $99k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 46 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $11k of equity ($698 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,485 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $86,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8908 E Thompson Ave	0.06mi	2/1.0	859 (+4%)	5mo	$68,500	$80	86
526 S Brookside Ave	0.32mi	2/1.0	821 (-0%)	14mo	$29,000	$35	72
8806 E Smart Ave	0.14mi	2/1.0	908 (+10%)	6mo	$95,000	$105	71
125 S Brookside St	0.42mi	2/1.0	855 (+4%)	4mo	$90,000	$105	71
8703 E Morrell Ave	0.39mi	2/1.0	748 (-9%)	4mo	$79,900	$107	64
548 S Brookside Ave	0.35mi	2/1.0	875 (+6%)	17mo	$45,000	$51	60
604 S Glenwood Ave	0.50mi	3/1.0 (+1)	865 (+5%)	10mo	$50,000	$58	55
128 S Arlington Ave	0.60mi	3/1.0 (+1)	884 (+7%)	7mo	$125,000	$141	49
107 N Ditzler Ave	0.44mi	3/2.0 (+1)	934 (+13%)	2mo	$178,500	$191	47
112 N Brookside Ave	0.45mi	2/1.5	729 (-12%)	16mo	$115,000	$158	44
566 S Overton Ave	0.70mi	2/1.0	940 (+14%)	3mo	$90,000	$96	41
107 N Crescent Ave	0.62mi	2/1.0	942 (+14%)	14mo	$142,750	$152	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.31×
• Total profit: $65,341
• Equity at exit: $90,989

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $184,207
• Equity at exit: $196,221

Cash invested: $28,280 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 46
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$530
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $163

Break-even live

Break-even rent $790

Max offer price $101,000

Occupancy floor 79%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	44d	1	0.28mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.38mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	20d	1	0.45mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	44d	1	0.45mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	44d	1	0.45mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	44d	1	0.76mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	12d	3	1.00mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$950	$1.46	2d	1	1.02mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	1.28mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	1.32mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	21d	1	1.42mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	44d	1	1.49mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	24d	1	1.49mi
1712 S Ash Ave Unit 1718-1 Independence, MO	1.0	1.0	550	$775	$1.41	24d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $101,000 Active 17 DOM
2. 2026-06-17
   days on market $101,000 Active 16 DOM
3. 2026-06-16
   days on market $101,000 Active 15 DOM
4. 2026-06-15
   days on market $101,000 Active 14 DOM
5. 2026-06-13
   days on market $101,000 Active 12 DOM
6. 2026-06-09
   days on market $101,000 Active 8 DOM
7. 2026-06-08
   days on market $101,000 Active 7 DOM
8. 2026-06-07
   days on market $101,000 Active 6 DOM
9. 2026-06-05
   days on market $101,000 Active 3 DOM
10. 2026-06-03
    days on market $101,000 Active 2 DOM
11. 2026-06-02
    remarks 389-char remark
12. 2026-06-02
    listed $101,000 Active 1 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: $630 · $52/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$350/yr (+$29/mo · 55.5%)

ⓘ 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 2/10 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: $11,954
• − Mortgage interest: −$5,658
• − Property taxes: −$630
• − Insurance: −$505
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,938
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $1,878/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+577.9% since first listed

12 events — show timeline

• 2026-06-02 Listed $101,000 FSBO.com
• 2014-09-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-05-05 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2009-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) — Public Records
• 2009-06-16 Listed $52,500 Heartland MLS as Distributed by MLS Grid
• 2009-02-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-08-25 Listed $52,500 Heartland MLS as Distributed by MLS Grid
• 2008-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-01-28 Sold (Public Records) — Public Records
• 2007-10-01 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 1987-07-16 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $630 · +18.0% YoY. Source: county tax records.