2209 S Hawthorne Ave · Independence, MO 64052

$119,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 113 Days on market

Built 1956 0.27 ac lot $150/sqft · 10% below area Est $135k · 11% under

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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 +17.8/30.0
• ARV discount +12.6/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2209 S Hawthorne Ave in Independence, MO! This 3-bedroom, 1-bath home offers a practical layout with comfortable living spaces and plenty of natural light. The full basement provides excellent storage and the opportunity for additional finished space, whether you envision a recreation room, home office, or hobby area. Conveniently located near shopping, dining, schools, and major roadways, this property presents a great opportunity for buyers looking for space, functionality, and potential.

Key facts

• Natural light
• Full basement
• Conveniently located

Tags

• FULL BASEMENT
• NATURAL LIGHT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $109k (9.3% below list).
• Recommended offer: $109k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 fast (+5.4%/yr); 127 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); 41% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 113 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,759 (9.3% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.91% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $135,245
• List price: $119,900
• Delta: -11.35%
• 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
2319 S Cedar Ave	0.27mi	2/1.0	742 (-7%)	5mo	$134,000	$181	71
1927 S Ash Ave	0.36mi	2/1.0	750 (-6%)	7mo	$125,000	$167	66
10504 E 25th Ter	0.57mi	2/1.0	768 (-4%)	2mo	$159,000	$207	65
2512 S Evanston Ave	0.36mi	2/1.0	872 (+9%)	7mo	$130,000	$149	62
2010 S Northern Blvd	0.58mi	2/1.0	864 (+8%)	3mo	$134,900	$156	57
10409 E 26th St S	0.61mi	2/1.0	864 (+8%)	1mo	$146,900	$170	57
2319 S Hawthorne Ave	0.18mi	3/2.0 (+1)	918 (+15%)	2mo	$150,000	$163	56
1901 S Hardy Ave	0.46mi	1/1.0 (-1)	733 (-8%)	4mo	$97,000	$132	56
2024 S Northern Blvd	0.57mi	2/1.0	864 (+8%)	8mo	$150,000	$174	53
2435 S Glenwood Ave	0.49mi	2/2.0	900 (+12%)	2mo	$145,000	$161	51
1514 S Cedar Ave	0.63mi	2/2.0	883 (+10%)	3mo	$145,000	$164	47
1815 S Ralston Ave	0.60mi	2/1.0	912 (+14%)	3mo	$165,000	$181	46

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-13,909
• Equity at exit: $17,877

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $3,259
• Equity at exit: $10,367

Cash invested: $33,572 (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 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 127
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,088 high
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $44

Break-even live

Break-even rent $1,032

Max offer price $119,900

Occupancy floor 91%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	21d	1	0.07mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	16d	1	0.33mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	43d	1	0.35mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	23d	1	0.54mi
1712 S Ash Ave Unit 1718-1 Independence, MO	1.0	1.0	550	$775	$1.41	23d	1	0.54mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	43d	1	0.54mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	21d	1	0.57mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	2d	1	0.63mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	7d	1	0.67mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	23d	1	0.68mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	12d	3	1.05mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	43d	1	1.07mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	43d	1	1.08mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	23d	1	1.14mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	43d	1	1.18mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	16d	1	1.25mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	7d	1	1.28mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	43d	1	1.41mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	43d	1	1.46mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	43d	1	1.46mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	19d	1	1.46mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 113 DOM
2. 2026-06-17
   days on market $119,900 Active 112 DOM
3. 2026-06-16
   days on market $119,900 Active 111 DOM
4. 2026-06-15
   days on market $119,900 Active 110 DOM
5. 2026-06-13
   days on market $119,900 Active 108 DOM
6. 2026-06-09
   days on market $119,900 Active 104 DOM
7. 2026-06-08
   days on market $119,900 Active 103 DOM
8. 2026-06-07
   days on market $119,900 Active 102 DOM
9. 2026-06-05
   days on market $119,900 Active 99 DOM
10. 2026-06-03
    days on market $119,900 Active 98 DOM
11. 2026-06-02
    days on market $119,900 Active 97 DOM
12. 2026-06-01
    days on market $119,900 Active 96 DOM
13. 2026-05-31
    days on market $119,900 Active 95 DOM
14. 2026-05-01
    price $129,900 506-char remark

    Show marketing remark (506 chars)

    Welcome to 2209 S Hawthorne Ave in Independence, MO! This 3-bedroom, 1-bath home offers a practical layout with comfortable living spaces and plenty of natural light. The full basement provides excellent storage and the opportunity for additional finished space, whether you envision a recreation room, home office, or hobby area. Conveniently located near shopping, dining, schools, and major roadways, this property presents a great opportunity for buyers looking for space, functionality, and potential.

15. 2026-04-03
    price $139,900 506-char remark

    Show marketing remark (506 chars)

    Welcome to 2209 S Hawthorne Ave in Independence, MO! This 3-bedroom, 1-bath home offers a practical layout with comfortable living spaces and plenty of natural light. The full basement provides excellent storage and the opportunity for additional finished space, whether you envision a recreation room, home office, or hobby area. Conveniently located near shopping, dining, schools, and major roadways, this property presents a great opportunity for buyers looking for space, functionality, and potential.

16. 2026-02-25
    listed $144,900 Active 506-char remark

    Show marketing remark (506 chars)

    Welcome to 2209 S Hawthorne Ave in Independence, MO! This 3-bedroom, 1-bath home offers a practical layout with comfortable living spaces and plenty of natural light. The full basement provides excellent storage and the opportunity for additional finished space, whether you envision a recreation room, home office, or hobby area. Conveniently located near shopping, dining, schools, and major roadways, this property presents a great opportunity for buyers looking for space, functionality, and potential.

17. 2016-05-16
    soldstatus Sold 242-char remark

    Show marketing remark (242 chars)

    800 sq ft ranch with steel siding and thermal windows. Roof 5 yrs - clean and ready to move into. Deck for outside entertaining. Nice kitchen cabinets and beautiful hardwood floor in kitchen. Main floor laundry - outside entrance to basement.

18. 2016-04-20
    status Pending 242-char remark

    Show marketing remark (242 chars)

    800 sq ft ranch with steel siding and thermal windows. Roof 5 yrs - clean and ready to move into. Deck for outside entertaining. Nice kitchen cabinets and beautiful hardwood floor in kitchen. Main floor laundry - outside entrance to basement.

19. 2016-02-02
    listed $33,500 Active 242-char remark

    Show marketing remark (242 chars)

    800 sq ft ranch with steel siding and thermal windows. Roof 5 yrs - clean and ready to move into. Deck for outside entertaining. Nice kitchen cabinets and beautiful hardwood floor in kitchen. Main floor laundry - outside entrance to basement.

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$189/yr (+$16/mo · 19.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,051
• − Mortgage interest: −$6,716
• − Property taxes: −$974
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,488
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $881/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): 22,138
• Household income: $59,007
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 965.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 15% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -160.06%
• Current HPI: 302.1124
• Rent YoY: ▲ 5.43%
• 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

+287.8% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2016-05-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-02-02 Listed $33,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $974 · -21.2% YoY. Source: county tax records.