4300 S Liberty St · Independence, MO 64055

$159,999

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 34 Days on market

Built 1960 7,894 sqft lot $185/sqft · 80% above area Est $207k · 23% under ↓ 6% since listing

---

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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-story home featuring 3 bedrooms, 1 bathroom, and a 1-car garage with a functional layout designed for comfortable everyday living. The inviting living areas offer abundant natural light and create a warm, welcoming atmosphere throughout the home. The kitchen provides a practical setup with ample cabinet and counter space for meal preparation and dining. The bedrooms offer flexibility for guests, a home office, or hobbies. The functional floor plan and comfortable living spaces provide a great opportunity with plenty of potential to make this home your own. One or more photo(s) was virtually staged.

Key facts

• 7,894 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: No HOA fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Water: Other; Sewer: Other
• Home design: Single-family residence; Residential property; Ranch style
• Construction: Block construction; Composition roof
• Exterior features: Lot approximately 7,894 square feet

Interior

• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Ranch floor plan; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $144k (10.0% below list).
• Recommended offer: $144k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,935 (10.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.90% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $206,971
• List price: $159,999
• Delta: -20.28%
• 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
13804 E 43rd St S	0.09mi	3/1.0	864 (0%)	1mo	$150,000	$174	95
4305 S Main St	0.08mi	3/1.0	864 (0%)	3mo	$169,000	$196	94
4324 S Main St	0.09mi	3/1.0	864 (0%)	9mo	$109,900	$127	88
4319 S Liberty St	0.07mi	3/1.0	864 (0%)	11mo	$169,000	$196	88
13704 E 41st Ter S	0.33mi	3/1.0	888 (+3%)	2mo	$175,000	$197	78
13712 E 39th St S	0.55mi	3/1.0	877 (+2%)	12mo	$197,000	$225	62
3812 S Main St	0.62mi	2/1.0 (-1)	878 (+2%)	2mo	$169,000	$192	62
13411 E 39th St	0.58mi	3/1.0	819 (-5%)	4mo	$189,000	$231	61
3936 S Pleasant St S	0.50mi	3/1.0	936 (+8%)	6mo	$135,000	$144	58
3904 S Main St	0.50mi	3/1.0	950 (+10%)	12mo	$215,000	$226	50
4217 S Pleasant St	0.25mi	2/2.0 (-1)	944 (+9%)	17mo	$175,000	$185	50
3919 S Lynn St	0.48mi	3/1.5	988 (+14%)	8mo	$190,000	$192	45

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-15,281
• Equity at exit: $23,856

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $9,567
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $119

Break-even live

Break-even rent $1,289

Max offer price $159,999

Occupancy floor 87%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	23d	1	0.27mi
12817 E 47th St S Independence, MO	2.0–3.0	1.0–2.0	1000	$1,193	$1.19	16d	1	0.74mi
12502 E 40th St S Unit C Independence, MO	2.0	1.5	950	$975	$1.03	4d	1	0.78mi
3551 S Lynn St Unit 3551 Independence, MO	2.0	1.0	850	$899	$1.06	43d	1	0.83mi
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	12d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   price $159,999 Active 34 DOM
2. 2026-06-18
   days on market $164,999 Active 34 DOM
3. 2026-06-17
   days on market $164,999 Active 33 DOM
4. 2026-06-16
   days on market $164,999 Active 32 DOM
5. 2026-06-15
   days on market $164,999 Active 31 DOM
6. 2026-06-13
   days on market $164,999 Active 29 DOM
7. 2026-06-09
   days on market $164,999 Active 25 DOM
8. 2026-06-08
   days on market $164,999 Active 24 DOM
9. 2026-06-07
   days on market $164,999 Active 23 DOM
10. 2026-06-05
    pricedays on market $164,999 Active 20 DOM
11. 2026-06-03
    days on market $175,000 Active 19 DOM
12. 2026-06-02
    days on market $175,000 Active 18 DOM
13. 2026-06-01
    days on market $175,000 Active 17 DOM
14. 2026-05-31
    days on market $175,000 Active 16 DOM
15. 2026-05-15
    listed $175,000 Active 616-char remark
16. 1998-01-20
    soldstatus
17. 1984-09-01
    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: $1,347 · $112/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$205/yr (+$17/mo · 15.2%)

ⓘ 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 ≥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: $17,272
• − Mortgage interest: −$8,962
• − Property taxes: −$1,347
• − Insurance: −$800
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,655
• Taxable loss: −$1,255
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,731/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): 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

-5.7% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $164,999 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 1998-01-20 Sold (Public Records) — Public Records
• 1984-09-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,347 · +2.5% YoY. Source: county tax records.