1102 N Farview Dr · Independence, MO 64056

$50,000

3 bd · 1.5 ba · 1,519 sqft · SingleFamily public records · 27 Days on market

Built 1957 8,833 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION PROPERTY — Online Only. Register at auctionbymayo.com. Auction Date: 6/25/26. Located in the well-established Far View Heights subdivision in Independence, Missouri, this 3-bedroom, 1.5-bath ranch home at 1102 N Farview Drive offers an excellent project opportunity with strong potential. Built in 1957 on a spacious 0.203-acre lot, the single-story home features approximately 1,519 sq ft of living space, an unfinished basement, and a functional layout in the desirable Fort Osage School District. This home is being offered As-Is, Where-Is and is ready for updates and improvements to create a personalized living space. It presents a great opportunity to build equity in a quiet n

Key facts

• 8,833 sq ft lot
• 2 garage spots
• Built 1957

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $212,602 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $6 ($74/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 32% of the median local income ($68k/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 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (median comp): $212,602
• List price: $50,000
• Delta: -76.48%
• 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
17304 E Bundschu Rd	0.14mi	3/2.0	1,509 (-1%)	3mo	$215,000	$142	88
1207 N Indian Ln	0.20mi	3/2.0	1,516 (-0%)	1mo	$269,950	$178	88
17301 E Cheyenne Dr	0.52mi	3/1.5	1,579 (+4%)	2mo	$265,000	$168	68
1219 N Atherton Rd	0.22mi	3/2.0	1,700 (+12%)	3mo	$225,000	$132	65
1117 N Ponca Dr	0.58mi	3/3.0	1,492 (-2%)	1mo	$245,000	$164	63
17207 E 6th Terrace Ct N	0.59mi	3/1.5	1,632 (+7%)	1mo	$195,000	$119	60
18404 E Blackhawk Trl	0.61mi	3/2.5	1,599 (+5%)	2mo	$277,500	$174	57
829 N Choctaw Ave	0.58mi	3/1.0	1,342 (-12%)	2mo	$197,000	$147	50
710 N Arapaho St	0.53mi	3/2.0	1,292 (-15%)	3mo	$290,000	$224	46
803 N Yuma Ave	0.55mi	3/2.5	1,297 (-15%)	0mo	$225,000	$173	46
827 N Choctaw Ave	0.59mi	4/2.0 (+1)	1,350 (-11%)	2mo	$254,900	$189	45
901 N Choctaw Ave	0.58mi	4/1.5 (+1)	1,323 (-13%)	3mo	$199,000	$150	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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-32,689
• Equity at exit: $31,700

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-22,261
• Equity at exit: $18,382

Cash invested: $59,529 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,115
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $6

Break-even live

Break-even rent $1,781

Max offer price $212,602

Occupancy floor 95%

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: $53,151
• Closing costs: $6,378
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 N Piute Ave Independence, MO	3.0	2.0	1948	$1,725	$0.89	1d	1	0.39mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	4d	1	0.74mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	1d	1	0.86mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	43d	1	0.89mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	1d	1	1.05mi
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	1d	1	1.09mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	2d	1	1.10mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	43d	1	1.19mi
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	4d	1	1.24mi
19200 E Salisbury Rd Independence, MO	4.0	2.0	1518	$2,000	$1.32	23d	1	1.33mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	1d	1	1.40mi
19703 E 15th St N Independence, MO	3.0	2.0	2246	$2,025	$0.90	2d	1	1.48mi
1604 N Glen Ellyn St Independence, MO	3.0	2.0	1330	$1,845	$1.39	16d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $50,000 Active 27 DOM
2. 2026-06-17
   days on market $50,000 Active 26 DOM
3. 2026-06-16
   days on market $50,000 Active 25 DOM
4. 2026-06-15
   days on market $50,000 Active 24 DOM
5. 2026-06-13
   days on market $50,000 Active 22 DOM
6. 2026-06-09
   days on market $50,000 Active 18 DOM
7. 2026-06-08
   days on market $50,000 Active 17 DOM
8. 2026-06-07
   days on market $50,000 Active 16 DOM
9. 2026-06-03
   days on market $50,000 Active 12 DOM
10. 2026-06-02
    days on market $50,000 Active 11 DOM
11. 2026-06-01
    days on market $50,000 Active 10 DOM
12. 2026-05-31
    days on market $50,000 Active 9 DOM
13. 2026-04-03
    historical $50,000

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,463
• − Mortgage interest: −$11,909
• − Property taxes: −$2,440
• − Insurance: −$1,063
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$6,185
• Taxable loss: −$3,567
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $931/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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

1 event — show timeline

• 2026-04-03 Coming Soon $50,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $2,440 · +1.2% YoY. Source: county tax records.