1134 S Haden St · Independence, MO 64050

$134,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 41 Days on market

Built 1925 5,227 sqft lot $118/sqft · at area comps Est $132k · 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.0/15.0
• 1% rule +5.5/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,227 sq ft lot
• Built 1925
• Listed 40 days

Property features AI

Finance

• Financial info: Tax annual amount reported (not displayed per instructions)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style
• Construction: Frame construction; Composition roof; Approximately 101+ years old; Above-grade finished living area reported
• Exterior features: Lot approximately 0.12 acres; Inside city limits

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (carpeted)
• Flooring: Carpet in bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Basement with inside entrance; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 125 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $926 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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.
• Current owner paid $35k; list at $134k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $132,481
• List price: $134,000
• Delta: 1.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 S Lees Summit Rd S	0.40mi	3/1.0	1,146 (+0%)	1mo	$185,000	$161	80
1040 Stone St	0.16mi	2/2.0 (-1)	1,176 (+3%)	1mo	$209,900	$178	78
1124 S Haden St	0.05mi	2/1.0 (-1)	1,032 (-10%)	2mo	$135,000	$131	75
1340 S Emery Ave	0.65mi	3/1.0	1,160 (+2%)	2mo	$95,000	$82	65
217 S Hunter St	0.73mi	3/1.0	1,120 (-2%)	0mo	$170,000	$152	63
1319 S Crane St	0.41mi	2/1.0 (-1)	1,028 (-10%)	4mo	$155,000	$151	57
1410 S Logan St	0.49mi	3/2.0	1,026 (-10%)	5mo	$209,900	$205	52
16208 E Sea Ave	0.71mi	3/2.0	1,211 (+6%)	2mo	$190,000	$157	51
930 S Leslie St	0.54mi	3/2.5	1,276 (+12%)	2mo	$200,000	$157	47
325 S Crane St	0.65mi	3/1.0	996 (-13%)	4mo	$124,000	$124	46
2705 S Haden Ct	0.62mi	3/2.0	1,280 (+12%)	2mo	$350,000	$273	45
1339 S Hocker Ave	0.68mi	4/2.0 (+1)	1,236 (+8%)	2mo	$250,000	$202	43

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,856
• Equity at exit: $19,980

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $20,670
• Equity at exit: $11,586

Cash invested: $37,520 (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: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$703
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $247

Break-even live

Break-even rent $1,091

Max offer price $134,000

Occupancy floor 77%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	16d	1	0.48mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	24d	1	0.69mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	44d	1	0.69mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	8d	1	0.72mi
414 Hillside Dr Independence, MO	2.0	1.0–2.0	627	$1,199	$1.91	44d	3	0.96mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	2d	48	1.09mi
16428 E 29th Street Ct S Unit B Independence, MO	2.0	1.5	826	$1,277	$1.55	24d	1	1.10mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1042	$1,549	$1.49	44d	26	1.14mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1125	$1,650	$1.47	2d	7	1.14mi
16301 E 29 St S Independence, MO	1.0–2.0	1.0	718	$1,400	$1.95	16d	16	1.17mi
16421 E 29th Ter S Independence, MO	3.0	2.0	1225	$1,606	$1.31	44d	1	1.17mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	1.23mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	21d	1	1.23mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	1.23mi
1404 S Osage St Independence, MO	4.0	2.0	1300	$1,750	$1.35	15d	1	1.27mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	24d	1	1.36mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	44d	1	1.37mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	21d	1	1.41mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	44d	1	1.41mi
16012 E T C Lea Rd Unit C Independence, MO	2.0	1.0	800	$795	$0.99	24d	1	1.42mi
1900 S Brookstone Village Dr Independence, MO	1.0–3.0	1.0–2.0	951	$1,797	$1.89	2d	8	1.43mi
1021 N Kiger Rd Independence, MO	3.0	2.0	1200	$1,500	$1.25	17d	1	1.46mi

Listing history 35 events

1. 2026-06-03
   days on market $134,000 Active 41 DOM
2. 2026-06-02
   days on market $134,000 Active 40 DOM
3. 2026-06-01
   days on market $134,000 Active 39 DOM
4. 2026-05-31
   days on market $134,000 Active 38 DOM
5. 2026-05-10
   historical $1,195
6. 2026-04-23
   listed $134,000 Active
7. 2026-04-02
   price $1,195
8. 2026-03-11
   price $1,250
9. 2026-03-06
   listed $1,000
10. 2025-08-31
    historical
11. 2025-06-12
    price $130,000
12. 2025-04-13
    listed $134,900 Active
13. 2024-08-31
    historical
14. 2024-06-15
    price $134,950
15. 2024-05-29
    status Active
16. 2024-05-12
    status Pending
17. 2024-03-28
    price $139,950
18. 2024-02-25
    price $144,950
19. 2024-02-02
    listed $149,950 Active
20. 2020-08-14
    soldstatus $35,000
21. 2020-08-13
    soldstatus Closed
22. 2020-08-04
    status Pending
23. 2020-06-26
    price $44,900
24. 2020-05-26
    price $49,900
25. 2020-04-15
    price $54,900
26. 2020-04-10
    soldstatus Closed
27. 2020-02-21
    listed $64,900 Active
28. 2020-01-03
    status Pending
29. 2019-12-17
    listed $5,250 Active
30. 2019-12-05
    historical
31. 2019-06-17
    listed $55,250 Active
32. 2004-10-22
    soldstatus
33. 2004-10-15
    soldstatus
34. 2004-02-21
    listed $49,900
35. 1980-01-29
    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: $1,239 · $103/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$61/yr (+$5/mo · 4.9%)

ⓘ 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: $16,847
• − Mortgage interest: −$7,506
• − Property taxes: −$1,239
• − Insurance: −$670
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,898
• Taxable income: $838
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,767/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

-97.6% since first listed

32 events — show timeline

• 2026-06-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-10 Rental Removed $1,195 BUILDIUM
• 2026-04-23 Listed $134,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $1,195 BUILDIUM
• 2026-03-11 Price Changed $1,250 BUILDIUM
• 2026-03-06 Listed for Rent $1,000 BUILDIUM
• 2025-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-13 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-15 Price Changed $134,950 Heartland MLS as Distributed by MLS Grid
• 2024-05-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $139,950 Heartland MLS as Distributed by MLS Grid
• 2024-02-25 Price Changed $144,950 Heartland MLS as Distributed by MLS Grid
• 2024-02-02 Listed $149,950 Heartland MLS as Distributed by MLS Grid
• 2020-08-14 Sold (Public Records) $35,000 Public Records
• 2020-08-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-08-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-26 Price Changed $44,900 Heartland MLS as Distributed by MLS Grid
• 2020-05-26 Price Changed $49,900 Heartland MLS as Distributed by MLS Grid
• 2020-04-15 Price Changed $54,900 Heartland MLS as Distributed by MLS Grid
• 2020-04-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-21 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2020-01-03 Pending — MARIS as Distributed by MLS Grid
• 2019-12-17 Listed $5,250 MARIS as Distributed by MLS Grid
• 2019-12-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-06-17 Listed $55,250 Heartland MLS as Distributed by MLS Grid
• 2004-10-22 Sold (Public Records) — Public Records
• 2004-10-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-02-21 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 1980-01-29 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,239 · -15.6% YoY. Source: county tax records.