3405 S Arlington Ave · Independence, MO 64052

$174,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 35 Days on market

Built 1949 7,840 sqft lot $102/sqft · 18% below area Est $199k · 12% 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 +12.9/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• 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

This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $161k (7.8% below list).
• Recommended offer: $161k (7.8% 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; 11 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).
• This rent runs 33% of the median local income ($59k/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 $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 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,194 (7.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $198,853
• List price: $174,900
• Delta: -12.05%
• 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
9621 E 33rd St S	0.18mi	3/2.0	1,583 (-8%)	0mo	$265,000	$167	79
3410 Blue Ridge Blvd	0.41mi	3/1.5	1,646 (-4%)	1mo	$252,500	$153	72
3720 Crescent Ave	0.48mi	3/2.5	1,770 (+3%)	3mo	$152,500	$86	67
9309 E 30th St	0.48mi	3/2.5	1,600 (-6%)	1mo	$289,000	$181	64
3303 S Overton St	0.20mi	4/2.0 (+1)	1,540 (-10%)	6mo	$208,500	$135	64
9812 Linwood Blvd	0.37mi	3/1.0	1,491 (-13%)	2mo	$160,000	$107	56
3619 S Ralston Ave	0.74mi	3/2.5	1,639 (-4%)	1mo	$239,900	$146	55
3626 Hunter Ave	0.58mi	3/1.5	1,574 (-8%)	9mo	$210,000	$133	50
10404 E 30th Ter S	0.74mi	3/1.0	1,834 (+7%)	2mo	$95,000	$52	48
5936 Laurel Ave	0.72mi	3/2.5	1,590 (-7%)	8mo	$165,000	$104	46
10401 E 35th St	0.57mi	3/1.5	1,472 (-14%)	7mo	$185,000	$126	42
3810 Laurel Ave	0.61mi	4/1.0 (+1)	1,483 (-13%)	3mo	$199,500	$135	38

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-15,157
• Equity at exit: $26,078

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $15,922
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$917
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $144

Break-even live

Break-even rent $1,430

Max offer price $174,900

Occupancy floor 86%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 Collin St Independence, MO	4.0	2.0	1860	$1,800	$0.97	44d	1	0.69mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	23d	1	0.89mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	7d	1	0.95mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	2d	11	0.97mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	23d	1	1.04mi
10500 E 42nd St Kansas City, MO	1.0–3.0	1.0–2.5	915	$1,259	$1.38	16d	2	1.11mi
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	44d	1	1.12mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	7d	1	1.21mi
8661 E 26th St Kansas City, MO	2.0	1.0	1145	$1,295	$1.13	44d	1	1.36mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	44d	1	1.49mi
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	2d	1	1.49mi

Listing history 23 events

1. 2026-05-18
   price $174,900 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

2. 2026-05-04
   status Active 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

3. 2026-05-03
   status Pending 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

4. 2026-04-23
   price $179,900 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

5. 2026-04-16
   listed $185,000 Active 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

6. 2026-04-15
   historical $185,000 819-char remark

   Show marketing remark (819 chars)

   This home is ready to welcome its next chapter! Enjoy relaxing mornings or evening hangouts on the front deck with covered seating. Inside, you’ll find a spacious family room featuring newer carpet, plus a formal dining area with French doors that open to the back deck—perfect for entertaining. The kitchen offers classic oak cabinetry and a gas range, while the generously sized bedrooms are filled with natural light and provide plenty of storage. The updated bathroom includes a convenient shower/tub combo. Downstairs, the partially finished basement is ideal for a media room or flex space, complete with a full bath, laundry area, and workshop. Step outside to a lovely backyard featuring a large deck, a huge storage shed, and a fully fenced yard—ready for pets, play, or your next summer BBQ.

7. 2021-02-03
   soldstatus
8. 2021-01-28
   soldstatus Closed 669-char remark

   Show marketing remark (669 chars)

   MUST SEE! Adorable remodeled home with many updates features 2 bedrooms on the main level with the 3rd bedroom on 1/2 floor/loft upstairs. Brand new carpet just installed. Recently renovated partial basement finish with 3/4 bath is ideal for entertaining or future 4th non-conforming room. Basement also includes spacious unfinished storage area. Backyard has a storage shed with additional storage space attached to house. Large backyard deck is perfect for outdoor nights or BBQ'ing. Move in ready and priced to sell! Private master bedroom is on the 2nd floor/loft area with a large walk in closet. There is additional storage space in easily accessible attic space.

9. 2020-12-30
   status Pending 669-char remark

   Show marketing remark (669 chars)

   MUST SEE! Adorable remodeled home with many updates features 2 bedrooms on the main level with the 3rd bedroom on 1/2 floor/loft upstairs. Brand new carpet just installed. Recently renovated partial basement finish with 3/4 bath is ideal for entertaining or future 4th non-conforming room. Basement also includes spacious unfinished storage area. Backyard has a storage shed with additional storage space attached to house. Large backyard deck is perfect for outdoor nights or BBQ'ing. Move in ready and priced to sell! Private master bedroom is on the 2nd floor/loft area with a large walk in closet. There is additional storage space in easily accessible attic space.

10. 2020-12-21
    status Active 669-char remark

    Show marketing remark (669 chars)

    MUST SEE! Adorable remodeled home with many updates features 2 bedrooms on the main level with the 3rd bedroom on 1/2 floor/loft upstairs. Brand new carpet just installed. Recently renovated partial basement finish with 3/4 bath is ideal for entertaining or future 4th non-conforming room. Basement also includes spacious unfinished storage area. Backyard has a storage shed with additional storage space attached to house. Large backyard deck is perfect for outdoor nights or BBQ'ing. Move in ready and priced to sell! Private master bedroom is on the 2nd floor/loft area with a large walk in closet. There is additional storage space in easily accessible attic space.

11. 2020-12-18
    listed $140,000 Active 669-char remark

    Show marketing remark (669 chars)

    MUST SEE! Adorable remodeled home with many updates features 2 bedrooms on the main level with the 3rd bedroom on 1/2 floor/loft upstairs. Brand new carpet just installed. Recently renovated partial basement finish with 3/4 bath is ideal for entertaining or future 4th non-conforming room. Basement also includes spacious unfinished storage area. Backyard has a storage shed with additional storage space attached to house. Large backyard deck is perfect for outdoor nights or BBQ'ing. Move in ready and priced to sell! Private master bedroom is on the 2nd floor/loft area with a large walk in closet. There is additional storage space in easily accessible attic space.

12. 2019-12-20
    soldstatus
13. 2015-06-08
    historical
14. 2015-06-05
    listed $92,000
15. 2015-03-24
    listed $94,999
16. 2013-04-26
    listed $99,900
17. 2008-06-16
    listed $105,000
18. 2004-11-02
    soldstatus
19. 2004-10-29
    soldstatus
20. 2004-09-22
    listed $103,500
21. 2004-01-30
    soldstatus
22. 2003-12-03
    listed $49,900
23. 1990-05-10
    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: $1,672 · $139/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$24/yr (+$2/mo · 1.4%)

ⓘ 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 · 16 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: $19,343
• − Mortgage interest: −$9,797
• − Property taxes: −$1,672
• − Insurance: −$874
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,088
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,012/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

+250.5% since first listed

23 events — show timeline

• 2026-05-18 Price Changed $174,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $185,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-03 Sold (Public Records) — Public Records
• 2021-01-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-12-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-12-18 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2019-12-20 Sold (Public Records) — Public Records
• 2015-06-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-06-05 Listed $92,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-24 Listed $94,999 Heartland MLS as Distributed by MLS Grid
• 2013-04-26 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2008-06-16 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2004-11-02 Sold (Public Records) — Public Records
• 2004-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-22 Listed $103,500 Heartland MLS as Distributed by MLS Grid
• 2004-01-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-12-03 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 1990-05-10 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,672 · -15.3% YoY. Source: county tax records.