1308, 1310, 1312, 1314 S Hedges Ave · Independence, MO 64052

$287,000

4 bd · 2.0 ba · 1,080 sqft · MultiFamily public records · 65 Days on market

Built 1955 0.33 ac lot Est $222k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Please also see 3 plex sister property 11224, 11226, 11228 Felton St Sugar Creek MO 64054 & purchase as a package (vacant unit to show located in Felton) please do not disturb tenants in place! Well maintained 4 plex under local & professional management with no issues. All units separately metered, tenants pay all utilities, 1 bedroom efficiency units with a garage, tenants have own laundry hook ups, off street parking and back entrance to green space. No shared spaces making these easy to rent and keep full. All tenants renewed with current leases good until Feb 2027. 3 rent for $700 and 1 for $750. Documents available, inspections will be after contract acceptance only on occupied units.

Key facts

• 0.33 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $287k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $287k).
• Recommended offer: $270k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 fast (+5.4%/yr); 127 active listings in the ZIP; 17 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).
• At $3,753/mo this rent would consume 76% of the median local household income ($59k/yr) (locally 965% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $80k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $221,623
• List price: $287,000
• Delta: 29.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.43% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.41×
• Total profit: $32,600
• Equity at exit: $42,793

10-year hold

• IRR: 21.0%
• Equity multiple: 2.97×
• Total profit: $158,648
• Equity at exit: $24,815

Cash invested: $80,360 (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: 25.5×

Monthly cashflow live

• Estimated rent: $3,753 medium
• Mortgage (P&I): −$1,505
• Tax from tax record: −$246 /mo · $2,947/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1,095

Break-even live

Break-even rent $2,367

Max offer price $287,000

Occupancy floor 66%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,752
Total (4 units)			$3,753

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	0.18mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	7d	1	0.18mi
1416 S Hardy Ave Independence, MO	5.0	2.0	1328	$1,625	$1.22	43d	1	0.21mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	0.51mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	16d	1	0.67mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	43d	1	0.74mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	43d	1	0.75mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	16d	1	0.93mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	16d	1	0.94mi
1704 S Brookside Ave Independence, MO	4.0	1.0	834	$1,450	$1.74	14d	1	0.95mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	14d	1	0.99mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	1.08mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	1.15mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	1.15mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	7d	1	1.29mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	1.39mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	23d	1	1.42mi

Listing history 8 events

1. 2026-06-01
   days on market $287,000 Active 65 DOM
2. 2026-05-31
   days on market $287,000 Active 64 DOM
3. 2026-03-31
   status Active 711-char remark

   Show marketing remark (711 chars)

   Please also see 3 plex sister property 11224, 11226, 11228 Felton St Sugar Creek MO 64054 & purchase as a package (vacant unit to show located in Felton) please do not disturb tenants in place! Well maintained 4 plex under local & professional management with no issues. All units separately metered, tenants pay all utilities, 1 bedroom efficiency units with a garage, tenants have own laundry hook ups, off street parking and back entrance to green space. No shared spaces making these easy to rent and keep full. All tenants renewed with current leases good until Feb 2027. 3 rent for $700 and 1 for $750. Documents available, inspections will be after contract acceptance only on occupied units.

4. 2026-03-21
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Please also see 3 plex sister property 11224, 11226, 11228 Felton St Sugar Creek MO 64054 & purchase as a package (vacant unit to show located in Felton) please do not disturb tenants in place! Well maintained 4 plex under local & professional management with no issues. All units separately metered, tenants pay all utilities, 1 bedroom efficiency units with a garage, tenants have own laundry hook ups, off street parking and back entrance to green space. No shared spaces making these easy to rent and keep full. All tenants renewed with current leases good until Feb 2027. 3 rent for $700 and 1 for $750. Documents available, inspections will be after contract acceptance only on occupied units.

5. 2026-03-18
   listed $287,000 Active 711-char remark

   Show marketing remark (711 chars)

   Please also see 3 plex sister property 11224, 11226, 11228 Felton St Sugar Creek MO 64054 & purchase as a package (vacant unit to show located in Felton) please do not disturb tenants in place! Well maintained 4 plex under local & professional management with no issues. All units separately metered, tenants pay all utilities, 1 bedroom efficiency units with a garage, tenants have own laundry hook ups, off street parking and back entrance to green space. No shared spaces making these easy to rent and keep full. All tenants renewed with current leases good until Feb 2027. 3 rent for $700 and 1 for $750. Documents available, inspections will be after contract acceptance only on occupied units.

6. 2020-09-15
   historical 377-char remark

   Show marketing remark (377 chars)

   All brick (2) duplex. 4 units all 1 bedroom with c/a and garages, and laundry hook up each unit. .. .long term tenants. 1314 is vacant for showing. .. very nice units. .. no sellers disclosure. no rent rolls 2 duplex being sold as a package. all rent for $500 each . .the vacant one will rent for $600. you will like these well cared for units Vacant combo lock - unit 1314

7. 2020-08-21
   listed $220,000 Active 377-char remark

   Show marketing remark (377 chars)

   All brick (2) duplex. 4 units all 1 bedroom with c/a and garages, and laundry hook up each unit. .. .long term tenants. 1314 is vacant for showing. .. very nice units. .. no sellers disclosure. no rent rolls 2 duplex being sold as a package. all rent for $500 each . .the vacant one will rent for $600. you will like these well cared for units Vacant combo lock - unit 1314

8. 1993-02-18
   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: $2,947 · $246/mo
• Projected year-2 tax: $2,947 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,036
• − Mortgage interest: −$16,076
• − Property taxes: −$2,947
• − Insurance: −$1,435
• − Repairs & maintenance: −$3,603
• − Management: −$3,603
• − Depreciation: −$8,349
• Taxable income: $9,023
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $10,971/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

+30.5% since first listed

6 events — show timeline

• 2026-03-31 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Listed $287,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-08-21 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 1993-02-18 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,947 · +11.5% YoY. Source: county tax records.