801 N Redwood Dr · Independence, MO 64056

$179,900

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 114 Days on market

Built 1962 10,519 sqft lot Est $212k · 15% 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 +15.3/30.0
• ARV discount +14.4/15.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This gorgeous 3 bedroom, 1 and 2 half baths home is ready for your final touches! Whether you're looking for an easy flip with instant equity, a great addition to your rental portfolio, or a home to make your own, this property offers endless potential. Located in a quiet Independence neighborhood, yet conveniently close to shops, restaurants, and major highways. Half Bath and Laundry in the partially finished basement.

Key facts

• Close to restaurants
• Half bath
• Close to shops

Tags

• CLOSE TO SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO MAJOR HIGHWAYS
• HALF BATH

Property features AI

Finance

• Other: Property age: 51-75 years; Above-grade finished area recorded as 1,179 (per public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Ranch floor plan/model; One-story; Residential property
• Construction: Brick trim and vinyl siding; Composition roof
• Exterior features: Deck; Partial fencing; City lot within city limits; Level lot; Paved road with public maintenance

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bath; 2 half baths
• Heating & cooling: Natural gas heating; Cooling present
• Interior features: Living/dining combo; Refrigerator; Electric range
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $159k (11.5% below list).
• Recommended offer: $159k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Randall Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 260 students, 88% FRL); Pioneer Ridge Middle (math 25% / reading 42%, grade F, #260 of 391 statewide, top 67%, 806 students, 61% FRL); William Chrisman High (math 21% / reading 45%, grade F, #351 of 521 statewide, top 68%, 1,406 students, 66% FRL).
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 114 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $159,271 (11.5% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $212,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 N Redwood Dr	0.00mi	3/2.0	1,179 (0%)	1mo	$179,900	$153	99
710 N Arapaho St	0.19mi	3/2.0	1,292 (+10%)	3mo	$290,000	$224	73
1116 N Swope Dr	0.43mi	3/1.0	1,225 (+4%)	1mo	$220,000	$180	69
803 N Yuma Ave	0.27mi	3/2.5	1,297 (+10%)	1mo	$225,000	$173	68
1113 N Swope Dr	0.41mi	2/1.0 (-1)	1,225 (+4%)	1mo	$139,000	$113	65
18609 E Bundschu Pl	0.68mi	3/2.0	1,202 (+2%)	2mo	$270,000	$225	63
834 N Ponca Dr	0.64mi	3/1.5	1,200 (+2%)	3mo	$219,900	$183	63
706 N Osage Trl	0.45mi	3/2.0	1,066 (-10%)	1mo	$225,000	$211	62
18508 E 8th St N	0.58mi	3/1.5	1,294 (+10%)	1mo	$210,000	$162	53
829 N Choctaw Ave	0.40mi	3/1.0	1,342 (+14%)	2mo	$197,000	$147	53
901 N Choctaw Ave	0.40mi	4/1.5 (+1)	1,323 (+12%)	3mo	$199,000	$150	52
827 N Choctaw Ave	0.40mi	4/2.0 (+1)	1,350 (+14%)	2mo	$254,900	$189	50

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-23,812
• Equity at exit: $26,824

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-10,345
• Equity at exit: $15,554

Cash invested: $50,372 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$943
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $65

Break-even live

Break-even rent $1,511

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $116	+0% $65	+5% $14	+10% $-37
Rent	-10% $-61	-5% $2	+0% $65	+5% $128	+10% $190
Rate	-1.0pp $155	-0.5pp $110	base $65	+0.5pp $18	+1.0pp $-29

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17013 E US Highway 24 Apt 9 Independence, MO	2.0	1.0	780	$1,050	$1.35	25d	1	0.37mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	686	$1,050	$1.53	6d	4	0.37mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	687	$1,050	$1.53	12d	4	0.37mi
18412 E Blackhawk Trl Independence, MO	3.0	2.5	1500	$2,125	$1.42	0d	1	0.62mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	0d	1	0.63mi
18508 E Blackhawk Trl Independence, MO	3.0	2.5	1400	$1,980	$1.41	0d	1	0.65mi
18717 E Blackhawk Trl Independence, MO	2.0	1.0	780	$1,100	$1.41	45d	1	0.76mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	0d	1	0.82mi
1043 Arrowhead Rdg Independence, MO	2.0	1.0	800	$1,095	$1.37	0d	1	0.84mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	6d	1	0.85mi
19032 E Swope Trl Independence, MO	2.0	1.0	780	$950	$1.22	0d	1	0.94mi
1103 N Aztec Ct Unit 1 Independence, MO	2.0	1.0	800	$950	$1.19	45d	1	0.98mi
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	3d	1	1.02mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	45d	1	1.03mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	45d	1	1.04mi
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	6d	1	1.09mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	0d	1	1.17mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	4d	1	1.20mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-02-10
   price $179,900
3. 2026-01-06
   listed $189,900 Active
4. 2025-12-12
   soldstatus
5. 2025-11-06
   status Pending
6. 2025-11-04
   historical
7. 2025-10-26
   price $178,000
8. 2025-10-18
   listed $180,000 Active
9. 2025-10-04
   historical
10. 2024-12-31
    soldstatus
11. 2024-11-22
    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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 ≥107°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: $19,113
• − Mortgage interest: −$10,077
• − Property taxes: −$2,102
• − Insurance: −$900
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,233
• Taxable loss: −$2,258
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,318/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): 17,395
• Household income: $67,685
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 747.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 8% Two or more races 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -163.60%
• Current HPI: 286.349
• Rent YoY: ▲ 3.76%
• 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

-0.1% since first listed

11 events — show timeline

• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-06 Listed $189,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Sold (Public Records) — Public Records
• 2025-11-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-26 Price Changed $178,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-18 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-04 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-11-22 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,102 · +18.6% YoY. Source: county tax records.