1220 S Ash Ave · Independence, MO 64052

$130,000

2 bd · 1.5 ba · 955 sqft · SingleFamily public records · 13 Days on market

Built 1922 5,710 sqft lot Est $169k · 23% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home with great bones! This home has a solid foundation, the roof is in great condition, and endless potential! Inside, maintained original hardwood floors through out the home and spacious bedrooms, large open living and dining areas, spacious kitchen. The basement, complete with a kitchenette, full bathroom, and two extra non conforming bedrooms, offers another living space that can be closed off. This home is a blank canvas for your imagination. Located in a well established, centralized neighborhood close to schools, parks, and downtown Kansas City, this home is ready for you to make it your own.

Key facts

• Kitchenette
• Finished basement
• Recreation space

Tags

• FINISHED BASEMENT
• KITCHENETTE
• MULTI-GENERATIONAL LIVING
• RECREATION SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Ranch floor plan; 101+ years old
• Construction: Concrete and wood siding construction; Composition roof
• Exterior features: Not in a flood plain

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Fireplace (1); Basement bedroom; Full finished basement; Sump pump
• Laundry & utility: Laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $105k (19.0% below list).
• Recommended offer: $105k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Sugar Creek Elem. (140 students, 83% 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: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $899 of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,260 (19.0% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $169,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10515 E Lake Dr	0.28mi	3/1.0 (+1)	913 (-4%)	1mo	$165,000	$181	72
809 S Carlisle Ave	0.54mi	2/1.0	950 (-0%)	2mo	$180,000	$189	70
1514 S Cedar Ave	0.27mi	2/2.0	883 (-8%)	3mo	$145,000	$164	70
826 S Arlington Ave	0.56mi	2/1.5	968 (+1%)	3mo	$175,000	$181	69
1731 S Crescent Ave	0.63mi	2/1.0	944 (-1%)	4mo	$120,000	$127	63
1815 S Ralston Ave	0.53mi	2/1.0	912 (-4%)	3mo	$165,000	$181	63
1600 S Ralston Ave	0.35mi	3/1.0 (+1)	1,025 (+7%)	2mo	$150,000	$146	62
823 S Huttig Ave	0.33mi	3/2.0 (+1)	1,052 (+10%)	2mo	$76,000	$72	59
566 S Overton Ave	0.73mi	2/1.0	940 (-2%)	3mo	$90,000	$96	58
1523 Harvard Ave	0.58mi	3/1.0 (+1)	884 (-7%)	4mo	$155,000	$175	50
556 S Carlisle Dr	0.73mi	2/2.0	874 (-8%)	0mo	$155,000	$177	50
1529 S Harvard Ave	0.59mi	3/1.0 (+1)	852 (-11%)	2mo	$156,000	$183	45

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-16,864
• Equity at exit: $19,383

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,413
• Equity at exit: $11,240

Cash invested: $36,400 (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: 135
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $25

Break-even live

Break-even rent $1,021

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $99	-5% $62	+0% $25	+5% $-12	+10% $-48
Rent	-10% $-58	-5% $-16	+0% $25	+5% $67	+10% $108
Rate	-1.0pp $91	-0.5pp $58	base $25	+0.5pp $-8	+1.0pp $-43

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	0.26mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	45d	1	0.31mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	23d	1	0.32mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	45d	1	0.36mi
1712 S Ash Ave Unit 1718-1 Independence, MO	1.0	1.0	550	$775	$1.41	25d	1	0.36mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	25d	1	0.36mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	0.55mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	5d	1	0.60mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$950	$1.46	4d	1	0.66mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	0.71mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	45d	1	0.84mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	45d	1	0.84mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	0.84mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	0.90mi
578 S Oxford Ave Independence, MO	3.0	1.0	990	$1,400	$1.41	0d	1	0.92mi
530 Sundown Dr Independence, MO	2.0	1.0	450	$999	$2.22	0d	11	0.92mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.93mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	23d	1	0.93mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.01mi
124 S Forest Ave Independence, MO	2.0	1.0	1092	$999	$0.91	0d	1	1.04mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	1.09mi
1601 Blue Ridge Blvd Independence, MO	2.0	1.0	515	$1,025	$1.99	0d	3	1.14mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	18d	1	1.20mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	1.29mi
303 N Huttig Ave Independence, MO	2.0	1.0	640	$1,200	$1.88	0d	1	1.37mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	1.39mi

Listing history 10 events

1. 2026-06-21
   days on market $130,000 Active 13 DOM
2. 2026-06-18
   days on market $130,000 Active 10 DOM
3. 2026-06-17
   days on market $130,000 Active 9 DOM
4. 2026-06-16
   days on market $130,000 Active 8 DOM
5. 2026-06-15
   days on market $130,000 Active 7 DOM
6. 2026-06-09
   days on market $130,000 Active 5 DOM
7. 2026-06-08
   days on market $130,000 Active 4 DOM
8. 2026-06-07
   days on market $130,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $130,000 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: $845 · $70/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$416/yr (+$35/mo · 49.2%)

ⓘ 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: $12,631
• − Mortgage interest: −$7,282
• − Property taxes: −$845
• − Insurance: −$650
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,782
• Taxable loss: −$1,949
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $770/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

-7.1% since first listed

16 events — show timeline

• 2026-06-04 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-20 Rental Removed $1,100 RENTLY
• 2024-12-27 Rental Removed $1,100 APPFOLIO
• 2024-12-27 Price Changed $1,100 APPFOLIO
• 2024-12-26 Listed for Rent $1,150 APPFOLIO
• 2024-12-20 Rental Removed $1,150 APPFOLIO
• 2024-12-20 Listed for Rent $1,150 RENTLY
• 2024-12-20 Listed for Rent $1,150 APPFOLIO
• 2024-06-20 Sold (Public Records) — Public Records
• 2024-06-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-05-12 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-05-04 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-27 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2021-09-21 Sold (Public Records) — Public Records
• 2005-03-02 Sold (Public Records) — Public Records
• 1991-11-16 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $845 · -25.4% YoY. Source: county tax records.