1116 S Woodland Ave · Independence, MO 64050

$195,000

4 bd · 2.0 ba · 1,450 sqft · MultiFamily public records · 63 Days on market

Built 1922 9,143 sqft lot $134/sqft · at area comps Est $190k · at est.

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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 +15.5/30.0
• ARV discount +6.2/15.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic house with an ADU in the heart of Independence! This beautifully remodeled 2 bed, 1 bath main home offers 1,000 sq ft of updated living space, with the full renovation completed just a year ago. The roof, AC units and water heaters are newer, adding peace of mind for years to come. At the rear of the property sits a separately metered 2 bed, 1 bath ADU (400 sq ft), also fully remodeled within the past year. The main home is currently rented for $1,175/month and the ADU is currently rented for $950/month, with the tenant covering all utilities and both leases are in place through all of 2026—providing immediate cash flow. Conveniently located near a wide selection of restaurants and shops, this is a great turn-key property to add to your portfolio. Either unit would be perfect for short-term, mid-term, and long-term rental. Don’t miss this opportunity! Also listed as a multifamily listing (MLS: 2613271)

Key facts

• Remodeled
• Adu
• Newer water heaters

Tags

• ADU
• REMODELED
• UPDATED LIVING SPACE
• NEWER ROOF
• NEWER AC UNITS
• NEWER WATER HEATERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $80 ($964/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 $155k (20.3% below list).
• Recommended offer: $155k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rents rising (+3.8%/yr); 126 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $6k 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 63 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 20y 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,430 (20.3% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (median comp): $189,525
• List price: $195,000
• Delta: 2.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11122 E 20th St	0.65mi	4/2.0	1,392 (-4%)	0mo	$199,995	$144	63
2443 S Sterling Ave	0.66mi	4/—	1,500 (+3%)	4mo	$185,000	$123	60

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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-25,339
• Equity at exit: $29,075

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-10,691
• Equity at exit: $16,860

Cash invested: $54,600 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 126
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $80

Break-even live

Break-even rent $1,453

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $135	+0% $80	+5% $25	+10% $-30
Rent	-10% $-42	-5% $19	+0% $80	+5% $142	+10% $203
Rate	-1.0pp $178	-0.5pp $130	base $80	+0.5pp $30	+1.0pp $-22

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	0.46mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	0.63mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	17d	1	0.64mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	45d	1	0.77mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	0.82mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.83mi
1404 S Osage St Independence, MO	4.0	2.0	1300	$1,750	$1.35	16d	1	0.87mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	1.02mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	45d	1	1.04mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	45d	1	1.11mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	1.15mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	1.15mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	8d	1	1.21mi
1416 S Hardy Ave Independence, MO	5.0	2.0	1328	$1,625	$1.22	45d	1	1.40mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	1.41mi

Listing history 46 events

1. 2026-06-13
   statusdays on market $195,000 Pending 63 DOM
2. 2026-06-09
   days on market $195,000 Active 61 DOM
3. 2026-06-08
   days on market $195,000 Active 60 DOM
4. 2026-06-07
   days on market $195,000 Active 59 DOM
5. 2026-06-05
   days on market $195,000 Active 56 DOM
6. 2026-06-03
   days on market $195,000 Active 55 DOM
7. 2026-06-02
   days on market $195,000 Active 54 DOM
8. 2026-06-01
   days on market $195,000 Active 53 DOM
9. 2026-05-31
   days on market $195,000 Active 52 DOM
10. 2026-04-30
    price $195,000 937-char remark

    Show marketing remark (926 chars)

    Fantastic duplex in the heart of Independence! This beautifully remodeled 2 bed, 1 bath main home offers 1,000 sq ft of updated living space, with the full renovation completed just a year ago. The roof, AC units and water heaters are newer, adding peace of mind for years to come. At the rear of the property sits a separately metered 2 bed, 1 bath ADU (400 sq ft), also fully remodeled within the past year. The main home is currently rented for $1,175/month and the ADU is currently rented for $950/month, with the tenant covering all utilities and both leases are in place through all of 2026—providing immediate cash flow. Conveniently located near a wide selection of restaurants and shops, this is a great turn-key property to add to your portfolio. Either unit would be perfect for short-term, mid-term, and long-term rental. Don’t miss this opportunity! Also listed as a single family home (MLS: 2613381)

11. 2026-04-30
    price $195,000 926-char remark

    Show marketing remark (926 chars)

    Fantastic duplex in the heart of Independence! This beautifully remodeled 2 bed, 1 bath main home offers 1,000 sq ft of updated living space, with the full renovation completed just a year ago. The roof, AC units and water heaters are newer, adding peace of mind for years to come. At the rear of the property sits a separately metered 2 bed, 1 bath ADU (400 sq ft), also fully remodeled within the past year. The main home is currently rented for $1,175/month and the ADU is currently rented for $950/month, with the tenant covering all utilities and both leases are in place through all of 2026—providing immediate cash flow. Conveniently located near a wide selection of restaurants and shops, this is a great turn-key property to add to your portfolio. Either unit would be perfect for short-term, mid-term, and long-term rental. Don’t miss this opportunity! Also listed as a single family home (MLS: 2613381)

12. 2026-04-09
    listed $200,000 Active 937-char remark

    Show marketing remark (926 chars)

    Fantastic duplex in the heart of Independence! This beautifully remodeled 2 bed, 1 bath main home offers 1,000 sq ft of updated living space, with the full renovation completed just a year ago. The roof, AC units and water heaters are newer, adding peace of mind for years to come. At the rear of the property sits a separately metered 2 bed, 1 bath ADU (400 sq ft), also fully remodeled within the past year. The main home is currently rented for $1,175/month and the ADU is currently rented for $950/month, with the tenant covering all utilities and both leases are in place through all of 2026—providing immediate cash flow. Conveniently located near a wide selection of restaurants and shops, this is a great turn-key property to add to your portfolio. Either unit would be perfect for short-term, mid-term, and long-term rental. Don’t miss this opportunity! Also listed as a single family home (MLS: 2613381)

13. 2026-04-09
    listed $200,000 Active 926-char remark

    Show marketing remark (926 chars)

    Fantastic duplex in the heart of Independence! This beautifully remodeled 2 bed, 1 bath main home offers 1,000 sq ft of updated living space, with the full renovation completed just a year ago. The roof, AC units and water heaters are newer, adding peace of mind for years to come. At the rear of the property sits a separately metered 2 bed, 1 bath ADU (400 sq ft), also fully remodeled within the past year. The main home is currently rented for $1,175/month and the ADU is currently rented for $950/month, with the tenant covering all utilities and both leases are in place through all of 2026—providing immediate cash flow. Conveniently located near a wide selection of restaurants and shops, this is a great turn-key property to add to your portfolio. Either unit would be perfect for short-term, mid-term, and long-term rental. Don’t miss this opportunity! Also listed as a single family home (MLS: 2613381)

14. 2025-12-03
    historical $1,150
15. 2025-10-22
    historical
16. 2025-10-22
    historical
17. 2025-10-12
    listed $1,150
18. 2025-09-15
    price $185,000
19. 2025-09-15
    price $185,000
20. 2025-09-15
    status Active
21. 2025-09-15
    status Active
22. 2025-07-27
    historical Active Under Contract
23. 2025-07-26
    historical Active Under Contract
24. 2025-07-18
    listed $187,900 Active
25. 2025-06-27
    listed $187,900 Active
26. 2024-05-29
    historical $1,200
27. 2024-04-29
    listed $1,200
28. 2024-03-07
    soldstatus Closed
29. 2024-02-20
    status Pending
30. 2024-01-08
    listed $110,000 Active
31. 2023-12-01
    historical
32. 2023-11-09
    listed $137,500 Active
33. 2023-11-07
    historical
34. 2023-08-08
    status Active
35. 2023-07-28
    historical
36. 2023-07-06
    listed $139,000 Active
37. 2020-06-03
    historical
38. 2019-12-03
    listed $100,000 Active
39. 2016-05-19
    historical
40. 2016-03-26
    price $69,500
41. 2016-01-25
    listed $45,000 Active
42. 2016-01-12
    historical
43. 2016-01-11
    listed $45,000
44. 2007-02-07
    soldstatus
45. 2007-02-05
    soldstatus
46. 2006-08-08
    listed $63,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,366/yr (+$114/mo · 260.3%)

ⓘ 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: $18,652
• − Mortgage interest: −$10,923
• − Property taxes: −$525
• − Insurance: −$975
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$5,673
• Taxable loss: −$2,428
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,546/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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

+209.5% since first listed

37 events — show timeline

• 2026-04-30 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-03 Rental Removed $1,150 TENANTTURNER2
• 2025-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-12 Listed for Rent $1,150 TENANTTURNER2
• 2025-09-15 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-07-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-07-26 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-07-18 Listed $187,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-27 Listed $187,900 Heartland MLS as Distributed by MLS Grid
• 2024-05-29 Rental Removed $1,200 TURBOTENANT
• 2024-04-29 Listed for Rent $1,200 TURBOTENANT
• 2024-03-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-08 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-11-09 Listed $137,500 Heartland MLS as Distributed by MLS Grid
• 2023-11-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-07-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-07-06 Listed $139,000 Heartland MLS as Distributed by MLS Grid
• 2020-06-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-12-03 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2016-05-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-03-26 Price Changed $69,500 Heartland MLS as Distributed by MLS Grid
• 2016-01-25 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2016-01-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-11 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2007-02-07 Sold (Public Records) — Public Records
• 2007-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-08-08 Listed $63,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2015): $525 · +2.1% YoY. Source: county tax records.