9409 E Independence Ave · Independence, MO 64053

$79,900

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 134 Days on market

Built 1925 Fair condition 8,856 sqft lot $130/sqft · 29% below area Est $113k · 29% under

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Why this score? — see what drove the B+ 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 +26.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investor opportunity with strong upside! Situated on an 8,856 sq ft lot, this property is zoned R-12, allowing for two-family or duplex potential. The existing home offers 1 bedroom and 1 bathroom, along with additional non-conforming upper-level space that can be used for storage or flexible bedroom use. Property features a long, durable concrete driveway extending directly to the home. Additional diagonal street parking is located directly in front of the property, offering extra space for guests. Elevated lot provides added privacy and a distinctive setting. Located within a 353 Tax Abatement area, offering potential property tax incentives for future improvements. Not located in a flood zone. Ideal for investors, builders, or buyers seeking a value-add opportunity with redevelopment potential. Property is being sold as-is.

Key facts

• Zoned r-12
• Two-family potential
• Elevated lot

Tags

• ZONED R-12
• TWO-FAMILY POTENTIAL
• DUPLEX POTENTIAL
• CONCRETE DRIVEWAY
• DIAGONAL STREET PARKING
• ELEVATED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Fairmount Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 312 students, 82% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% 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: 61 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $113,183
• List price: $79,900
• Delta: -29.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 S Cedar Ave	0.46mi	2/1.0	632 (+3%)	2mo	$68,500	$108	73
547 Blue Ridge Blvd	0.68mi	2/1.0	660 (+7%)	4mo	$62,500	$95	53
622 S Lake Dr	0.61mi	2/1.0	552 (-10%)	6mo	$160,000	$290	49
502 S Willow Ave	0.70mi	2/1.0	680 (+10%)	2mo	$120,000	$176	48
212 S Huttig Ave	0.60mi	2/1.0	704 (+14%)	6mo	$129,500	$184	44
10201 E 11th St S	0.65mi	2/1.0	564 (-8%)	17mo	$39,000	$69	41
1100 S Cedar Ave	0.59mi	2/1.0	705 (+14%)	12mo	$75,000	$106	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $56,937
• Equity at exit: $71,980

10-year hold

• IRR: 28.1%
• Equity multiple: 8.02×
• Total profit: $157,051
• Equity at exit: $155,228

Cash invested: $22,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 1.2 mo (83%/mo absorbed)
• Median asking: $141,950 ($191/sqft)
• Median days on market: 73 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64053

• Home prices YoY: 17.9%
• Active inventory: 61
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $211

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 71%

Sensitivity live

Price	-10% $256	-5% $234	+0% $211	+5% $188	+10% $166
Rent	-10% $141	-5% $176	+0% $211	+5% $246	+10% $281
Rate	-1.0pp $251	-0.5pp $231	base $211	+0.5pp $190	+1.0pp $169

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	93d	1	0.04mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	69d	1	0.04mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	93d	1	0.04mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	93d	1	0.40mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$799	$1.23	21d	1	0.57mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	93d	1	0.75mi
8718 E Winner Rd Kansas City, MO	1.0	1.0	500	$700	$1.40	47d	1	0.76mi
8718 E Winner Rd Kansas City, MO	1.0	1.0	500	$700	$1.40	69d	1	0.76mi
10606 E Kentucky Ave Sugar Creek, MO	2.0	1.0	700	$1,095	$1.56	39d	1	0.92mi
303 N Huttig Ave Independence, MO	2.0	1.0	640	$1,200	$1.88	47d	1	0.92mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	30d	3	0.98mi
1712 S Ash Ave Independence, MO	1.0–2.0	1.0	675	$945	$1.40	29d	6	1.08mi
1712 S Ash Ave Unit 1718-1 Independence, MO	1.0	1.0	550	$795	$1.45	35d	1	1.09mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$915	$1.31	25d	1	1.09mi
2004 S Hawthorne Ave Independence, MO	2.0	1.0	728	$1,050	$1.44	21d	1	1.31mi
530 Sundown Dr Independence, MO	2.0	1.0	450	$1,049	$2.33	11d	12	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $79,900 Active 134 DOM
2. 2026-08-07
   days on market $79,900 Active 133 DOM
3. 2026-08-06
   days on market $79,900 Active 132 DOM
4. 2026-08-05
   days on market $79,900 Active 131 DOM
5. 2026-08-04
   days on market $79,900 Active 130 DOM
6. 2026-08-03
   days on market $79,900 Active 129 DOM
7. 2026-07-31
   days on market $79,900 Active 126 DOM
8. 2026-07-30
   days on market $79,900 Active 124 DOM
9. 2026-07-28
   days on market $79,900 Active 123 DOM
10. 2026-07-26
    days on market $79,900 Active 121 DOM
11. 2026-07-24
    days on market $79,900 Active 119 DOM
12. 2026-07-23
    days on market $79,900 Active 118 DOM
13. 2026-07-22
    days on market $79,900 Active 117 DOM
14. 2026-07-21
    days on market $79,900 Active 116 DOM
15. 2026-07-20
    days on market $79,900 Active 115 DOM
16. 2026-07-18
    days on market $79,900 Active 113 DOM
17. 2026-07-18
    days on market $79,900 Active 112 DOM
18. 2026-07-16
    days on market $79,900 Active 111 DOM
19. 2026-07-15
    days on market $79,900 Active 110 DOM
20. 2026-07-14
    days on market $79,900 Active 109 DOM
21. 2026-07-13
    days on market $79,900 Active 108 DOM
22. 2026-07-13
    days on market $79,900 Active 107 DOM
23. 2026-07-11
    days on market $79,900 Active 106 DOM
24. 2026-07-10
    days on market $79,900 Active 105 DOM
25. 2026-07-09
    days on market $79,900 Active 104 DOM
26. 2026-07-07
    days on market $79,900 Active 102 DOM
27. 2026-07-06
    days on market $79,900 Active 101 DOM
28. 2026-07-05
    days on market $79,900 Active 100 DOM
29. 2026-07-03
    days on market $79,900 Active 98 DOM
30. 2026-07-02
    days on market $79,900 Active 97 DOM
31. 2026-07-01
    days on market $79,900 Active 96 DOM
32. 2026-06-30
    days on market $79,900 Active 95 DOM
33. 2026-06-29
    days on market $79,900 Active 94 DOM
34. 2026-06-28
    days on market $79,900 Active 93 DOM
35. 2026-06-27
    days on market $79,900 Active 92 DOM
36. 2026-06-27
    days on market $79,900 Active 91 DOM
37. 2026-06-25
    days on market $79,900 Active 89 DOM
38. 2026-06-22
    days on market $79,900 Active 87 DOM
39. 2026-06-21
    days on market $79,900 Active 86 DOM
40. 2026-06-18
    days on market $79,900 Active 83 DOM
41. 2026-06-17
    days on market $79,900 Active 82 DOM
42. 2026-06-16
    days on market $79,900 Active 81 DOM
43. 2026-06-15
    days on market $79,900 Active 80 DOM
44. 2026-06-13
    days on market $79,900 Active 78 DOM
45. 2026-06-09
    days on market $79,900 Active 74 DOM
46. 2026-06-08
    days on market $79,900 Active 73 DOM
47. 2026-06-07
    days on market $79,900 Active 72 DOM
48. 2026-06-05
    days on market $79,900 Active 69 DOM
49. 2026-06-03
    days on market $79,900 Active 68 DOM
50. 2026-06-02
    days on market $79,900 Active 67 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: $479 · $40/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$296/yr (+$25/mo · 61.7%)

ⓘ 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: $10,684
• − Mortgage interest: −$4,476
• − Property taxes: −$479
• − Insurance: −$400
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,324
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,222/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $15,400–$27,720 screening

The home is in a state of disrepair and requires extensive repairs and maintenance to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior walls — The house appears to be in a state of disrepair, with peeling paint and missing siding.
• Major fencing — The fencing appears to be in poor condition, with overgrown vegetation and a lack of maintenance.

Value-add opportunities

• Both roof repair — A new roof would significantly improve the home's appearance and functionality, making it more attractive to potential buyers and renters. ↑
• Both exterior repairs — Repainting and repairing the exterior walls and siding would improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Fairmount Elem. F MO #761/1,115 Nat'l #24,950/41,679 Middle Clifford H. Nowlin Middle F MO #342/391 Nat'l #11,464/14,009 High Van Horn High F MO #472/521 Nat'l #14,027/17,239

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

A Composite livability gradescore 82/100

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 · 719,589 people
• City population: 117,675
• Metro: Kansas City, MO-KS
• Population (ZIP): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

+128.3% since first listed

19 events — show timeline

• 2026-03-27 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-14 Sold (Public Records) — Public Records
• 2025-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $69,950 Heartland MLS as Distributed by MLS Grid
• 2025-03-28 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2014-07-16 Sold (Public Records) — Public Records
• 2014-05-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-03-13 Listed $12,500 Heartland MLS as Distributed by MLS Grid
• 2014-02-28 Sold (Public Records) — Public Records
• 2014-02-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-10-18 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2009-11-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-09-08 Listed $6,900 Heartland MLS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) — Public Records
• 2005-03-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-01-09 Listed $35,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $479 · +18.0% YoY. Source: county tax records.