2312 Englewood Ct · Independence, MO 64052

$125,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 6 Days on market

Built 1951 5,663 sqft lot Est $149k · 16% 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 +21.2/30.0
• ARV discount +14.7/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

Being Sold "As Is". Lots Of Sq Ft For The Price. Needs Some Fixin-Addendums Apply.

Key facts

• Covered carport
• 5,663 sq ft lot
• Garage

Tags

• DETACHED ONE-CAR GARAGE
• COVERED CARPORT
• FULLY FENCED BACKYARD
• LOW-MAINTENANCE DESIGN

Property features AI

Finance

• Other: Living area reported as 1,035 (above grade)

Exterior

• Parking: Covered detached carport; Detached garage with garage door opener (garage faces front) — 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style; 1-story (above grade finished area reported)
• Construction: Wood siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Privacy wood fencing; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Carpet and vinyl flooring; Slab foundation
• Laundry & utility: Laundry located in kitchen on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $122k (2.3% below list).
• Recommended offer: $122k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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.
• Zoned schools: Korte Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 447 students, 85% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,182 (2.3% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $148,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 S Northern Blvd	0.47mi	2/1.0 (-1)	864 (-1%)	3mo	$134,900	$156	69
2316 S Vermont Ave	0.05mi	2/1.0 (-1)	988 (+13%)	3mo	$124,900	$126	68
1524 W Sheley Rd	0.58mi	3/1.0	894 (+2%)	3mo	$157,000	$176	67
2320 S Northern Blvd	0.41mi	2/1.0 (-1)	924 (+6%)	5mo	$119,900	$130	63
11424 E 17th St S	0.68mi	3/1.0	851 (-3%)	2mo	$125,000	$147	62
10409 E 26th St S	0.68mi	2/1.0 (-1)	864 (-1%)	1mo	$146,900	$170	60
2434 S Sterling Ave	0.28mi	2/1.0 (-1)	982 (+12%)	4mo	$159,899	$163	58
1230 W 25th St S	0.70mi	2/1.0 (-1)	840 (-4%)	2mo	$178,000	$212	54
1815 S Ralston Ave	0.74mi	2/1.0 (-1)	912 (+4%)	3mo	$165,000	$181	51
11432 E 17th St	0.67mi	2/1.0 (-1)	816 (-7%)	3mo	$115,000	$141	50
2601 S Hardy Ave	0.70mi	3/1.0	957 (+9%)	3mo	$170,000	$178	49
10504 E 25th Ter	0.61mi	2/1.0 (-1)	768 (-12%)	2mo	$159,000	$207	44

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,694
• Equity at exit: $18,638

10-year hold

• IRR: 7.9%
• Equity multiple: 1.66×
• Total profit: $22,965
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$656
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $181

Break-even live

Break-even rent $993

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $252	-5% $216	+0% $181	+5% $146	+10% $110
Rent	-10% $85	-5% $133	+0% $181	+5% $229	+10% $278
Rate	-1.0pp $244	-0.5pp $213	base $181	+0.5pp $149	+1.0pp $116

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	44d	1	0.51mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	0.54mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	3d	1	0.63mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	16d	1	0.68mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	0.72mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	44d	1	0.83mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	24d	1	0.86mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	44d	1	0.90mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	24d	1	0.98mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	44d	1	0.98mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	22d	1	1.06mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	16d	1	1.18mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	8d	1	1.26mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	1.31mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	1.31mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	1.31mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	1.34mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	1.34mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	24d	1	1.39mi

Listing history 5 events

1. 2026-06-17
   status $125,000 Pending 6 DOM
2. 2026-06-16
   days on market $125,000 Active 6 DOM
3. 2026-06-15
   days on market $125,000 Active 5 DOM
4. 2026-06-13
   remarks 591-char remark
5. 2026-06-13
   listed $125,000 Active 3 DOM

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$294/yr (+$24/mo · 32.0%)

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

Taxation est. · year 1

• Rental income: $14,662
• − Mortgage interest: −$7,002
• − Property taxes: −$919
• − Insurance: −$625
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,636
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,141/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

+598.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-11 Coming Soon $125,000 Heartland MLS as Distributed by MLS Grid
• 1998-02-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-01-02 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 1996-04-19 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $919 · -0.9% YoY. Source: county tax records.