9401 E Kentucky Rd · Independence, MO 64053

$210,000

4 bd · 2.0 ba · 2,536 sqft · MultiFamily public records · 13 Days on market

Built 1979 8,712 sqft lot Est $205k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +6.5/15.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice low maintenance all brick duplex with 2 bedroom and 1 bath on each side. Nice hardwoods thru out. HVAC updated in 2014. Each unit has access to large unfinished basement and single car garage. refrigerator and stove stay provided. washer and dryer hook ups in basement. Both sides 9401-9403 are currently occupied on month to month leases.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1979

Property features AI

Finance

• Other: Separate meters for utilities
• Financial info: Gross income reported at $20,400; Operating expenses reported to include personal property tax and real estate tax
• HOA & community: No association fees

Exterior

• Parking: Attached garage with space for 2 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Duplex residential income property; 2 stories
• Construction: Brick construction; Composition roof
• Exterior features: Building exterior maintenance provided; Not in a flood plain

Interior

• Kitchen: Each unit includes a refrigerator and range/oven
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Refrigerator; Electric range; Separate utility meters; Smoke detector(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive. Per door: $355/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 10.3% 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: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,643/mo this rent would consume 67% of the median local household income ($47k/yr) (locally 330% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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.

Recommended offer $210,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $205,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 E Kentucky Ave	0.00mi	4/2.0	2,536 (0%)	18mo	$205,000	$81	85

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: 35.0%
• Equity multiple: 3.71×
• Total profit: $159,543
• Equity at exit: $189,185

10-year hold

• IRR: 30.1%
• Equity multiple: 8.39×
• Total profit: $434,292
• Equity at exit: $407,984

Cash invested: $58,800 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 45
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $709

Break-even live

Break-even rent $1,745

Max offer price $210,000

Occupancy floor 68%

Sensitivity live

Price	-10% $828	-5% $769	+0% $709	+5% $650	+10% $590
Rent	-10% $501	-5% $605	+0% $709	+5% $814	+10% $918
Rate	-1.0pp $815	-0.5pp $763	base $709	+0.5pp $655	+1.0pp $600

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,642
Total (2 units)			$2,643

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	13d	1	1.37mi

Listing history 10 events

1. 2026-06-21
   remarks 292-char remark
2. 2026-06-21
   days on market $210,000 Active 13 DOM
3. 2026-06-18
   days on market $210,000 Active 10 DOM
4. 2026-06-17
   price $210,000 Active 9 DOM
5. 2026-06-17
   days on market $220,000 Active 9 DOM
6. 2026-06-16
   days on market $220,000 Active 8 DOM
7. 2026-06-15
   days on market $220,000 Active 7 DOM
8. 2026-06-13
   days on market $220,000 Active 5 DOM
9. 2026-06-08
   remarks 162-char remark
10. 2026-06-08
    listed $220,000 Active 1 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,716
• − Mortgage interest: −$11,763
• − Property taxes: −$2,279
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$6,109
• Taxable income: $5,440
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $7,206/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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 0.57)
• 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%

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

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

+175.3% since first listed

12 events — show timeline

• 2026-06-08 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-09 Sold (Public Records) — Public Records
• 2025-01-09 Sold (Public Records) — Public Records
• 2025-01-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-11-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-13 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2014-01-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-12-26 Sold (Public Records) — Public Records
• 2013-05-16 Listed $59,500 Heartland MLS as Distributed by MLS Grid
• 2002-08-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-08-02 Sold (Public Records) — Public Records
• 2001-09-10 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $2,279 · -13.7% YoY. Source: county tax records.