20802 E 13th Ter N · Independence, MO 64057

$199,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 194 Days on market

Built 1970 7,625 sqft lot $130/sqft · 18% below area Est $227k · 12% under ↓ 2% since listing

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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 +20.6/30.0
• ARV discount +13.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in a quiet neighborhood! This home has everything you need, spacious rooms, partially finished basement, nice fenced yard. There is a shed in the yard for your tools and mower. Open concept with the living room flowing into the dining room. Freshly painted and wood floors were refinished not to long ago. Enjoy the outside with many places to plant flower boxes and gardens. Home faces south, so perfect for growing.

Key facts

• Fenced yard
• Open concept
• Freshly painted

Tags

• PARTIALLY FINISHED BASEMENT
• FENCED YARD
• SHED IN THE YARD
• OPEN CONCEPT
• FRESHLY PAINTED
• WOOD FLOORS REFINISHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $195k (2.2% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+2.3%/yr); 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 194 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $226,935
• List price: $199,000
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20910 E 13th Ter	0.13mi	3/1.5	1,554 (+1%)	10mo	$200,000	$129	84
1309 S Mchenry St	0.09mi	3/1.5	1,425 (-7%)	3mo	$235,000	$165	81
20112 E 12th Ter S	0.41mi	3/1.0	1,508 (-2%)	20mo	$209,900	$139	59
906 S Butler Ln	0.46mi	3/2.0	1,620 (+6%)	14mo	$254,000	$157	56
20007 E 13th South St	0.50mi	3/1.0	1,360 (-12%)	8mo	$199,000	$146	49
21008 E 8 St S	0.48mi	3/2.0	1,350 (-12%)	13mo	$350,000	$259	44
21000 E 8th St S	0.49mi	3/2.0	1,350 (-12%)	13mo	$357,500	$265	44
812 S Jones Rd	0.69mi	3/1.5	1,688 (+10%)	23mo	$195,000	$116	32
807 S Jones Rd	0.67mi	4/3.0 (+1)	1,648 (+7%)	23mo	$475,000	$288	26

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,624
• Equity at exit: $29,672

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,892
• Equity at exit: $17,206

Cash invested: $55,720 (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 64057

• Rents YoY: 2.3%
• Active inventory: 70
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $267

Break-even live

Break-even rent $1,610

Max offer price $199,000

Occupancy floor 81%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 S Kaydeen Ct Independence, MO	2.0–3.0	2.0	1200	$1,745	$1.45	2d	1	0.16mi
20105 E 12th Ter S Independence, MO	4.0	2.0	1624	$2,010	$1.24	3d	1	0.43mi
1208 S Mayview Ave Independence, MO	4.0	2.0	1595	$2,300	$1.44	2d	1	0.63mi
20201 E 23rd Ter Ct S Independence, MO	4.0	3.0	1427	$2,595	$1.82	2d	1	1.00mi
20209 E 23rd Ter Ct S Independence, MO	4.0	2.5	2003	$2,545	$1.27	44d	1	1.00mi
301 S Sue Ellen Ave Independence, MO	3.0	2.0	1216	$1,550	$1.27	2d	1	1.03mi

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 194 DOM
2. 2026-06-17
   days on market $199,000 Active 193 DOM
3. 2026-06-16
   days on market $199,000 Active 192 DOM
4. 2026-06-15
   days on market $199,000 Active 191 DOM
5. 2026-06-13
   days on market $199,000 Active 189 DOM
6. 2026-06-09
   days on market $199,000 Active 185 DOM
7. 2026-06-08
   days on market $199,000 Active 184 DOM
8. 2026-06-07
   pricedays on market $199,000 Active 183 DOM
9. 2026-06-05
   days on market $210,000 Active 180 DOM
10. 2026-06-03
    days on market $210,000 Active 179 DOM
11. 2026-06-02
    days on market $210,000 Active 178 DOM
12. 2026-06-01
    days on market $210,000 Active 177 DOM
13. 2026-05-31
    days on market $210,000 Active 176 DOM
14. 2026-02-20
    price $210,000 437-char remark

    Show marketing remark (437 chars)

    Great starter home in a quiet neighborhood! This home has everything you need, spacious rooms, partially finished basement, nice fenced yard. There is a shed in the yard for your tools and mower. Open concept with the living room flowing into the dining room. Freshly painted and wood floors were refinished not to long ago. Enjoy the outside with many places to plant flower boxes and gardens. Home faces south, so perfect for growing.

15. 2025-12-06
    listed $215,000 Active 437-char remark

    Show marketing remark (437 chars)

    Great starter home in a quiet neighborhood! This home has everything you need, spacious rooms, partially finished basement, nice fenced yard. There is a shed in the yard for your tools and mower. Open concept with the living room flowing into the dining room. Freshly painted and wood floors were refinished not to long ago. Enjoy the outside with many places to plant flower boxes and gardens. Home faces south, so perfect for growing.

16. 1982-05-01
    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: $1,742 · $145/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$188/yr (+$16/mo · 10.8%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,366
• − Mortgage interest: −$11,147
• − Property taxes: −$1,742
• − Insurance: −$995
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$5,789
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $3,210/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): 14,328
• Household income: $71,402
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 637.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 4% Hispanic / Latino 4% Asian 2% Pacific Islander 2%
• Common ancestry: Italian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Other Indo-European 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: ▼ -178.01%
• Current HPI: 230.0639
• Rent YoY: ▲ 2.32%
• 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

-2.3% since first listed

3 events — show timeline

• 2026-02-20 Price Changed $210,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-06 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 1982-05-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,742 · -2.0% YoY. Source: county tax records.