810 S Raymond St · Independence, MO 64050

$100,000

2 bd · 1.5 ba · 1,082 sqft · SingleFamily public records · 34 Days on market

Built 1930 $92/sqft · 36% below area Est $156k · 36% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, detached 2 car garage. 2 fireplaces one main level and one down. Being sold as is. Needs multiple repairs. Priced low because of condition. Seller is owner agent.

Key facts

• Built 1930
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+3.8%/yr); 125 active listings in the ZIP; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,984
• List price: $100,000
• Delta: -35.89%
• 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
1124 S Haden St	0.35mi	2/1.0	1,032 (-5%)	2mo	$135,000	$131	72
1040 Stone St	0.25mi	2/2.0	1,176 (+9%)	1mo	$209,900	$178	71
211 S Pearl St	0.63mi	2/1.5	1,080 (-0%)	1mo	$147,500	$137	69
217 S Hunter St	0.45mi	3/1.0 (+1)	1,120 (+4%)	0mo	$170,000	$152	66
1319 S Crane St	0.54mi	2/1.0	1,028 (-5%)	4mo	$155,000	$151	62
103 N Wilson Ave	0.59mi	3/1.5 (+1)	1,132 (+5%)	0mo	$120,000	$106	60
1129 S Dodgion Ave	0.58mi	2/1.0	1,008 (-7%)	0mo	$65,000	$64	59
15103 E Truman Rd	0.67mi	3/2.0 (+1)	1,092 (+1%)	2mo	$179,500	$164	58
204 S Rogers St	0.50mi	2/1.0	930 (-14%)	1mo	$150,000	$161	50
1340 S Emery Ave	0.62mi	3/1.0 (+1)	1,160 (+7%)	2mo	$95,000	$82	50
2119 S Lees Summit Rd S	0.70mi	3/1.0 (+1)	1,146 (+6%)	1mo	$185,000	$161	49
1312 S Pearl St	0.66mi	2/2.0	1,220 (+13%)	2mo	$159,500	$131	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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-534
• Equity at exit: $14,910

10-year hold

• IRR: 10.0%
• Equity multiple: 1.80×
• Total profit: $22,460
• Equity at exit: $8,646

Cash invested: $28,000 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$524
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $231

Break-even live

Break-even rent $876

Max offer price $100,000

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 E Stone St Independence, MO	1.0	1.0	800	$849	$1.06	16d	1	0.20mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	16d	1	0.31mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	44d	1	0.41mi
315 S Crane St Unit c Independence, MO	1.0	1.0	750	$625	$0.83	21d	1	0.41mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	23d	1	0.41mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	7d	1	0.76mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	0.96mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	21d	1	0.96mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	0.96mi
414 Hillside Dr Independence, MO	2.0	1.0–2.0	627	$1,199	$1.91	44d	3	1.03mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	23d	1	1.06mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	21d	1	1.17mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	44d	1	1.17mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	44d	1	1.24mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	44d	1	1.28mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	7d	1	1.28mi
1021 N Kiger Rd Independence, MO	3.0	2.0	1200	$1,500	$1.25	17d	1	1.29mi
16012 E T C Lea Rd Unit C Independence, MO	2.0	1.0	800	$795	$0.99	23d	1	1.38mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,330	$1.56	2d	48	1.38mi
16428 E 29th Street Ct S Unit B Independence, MO	2.0	1.5	826	$1,277	$1.55	23d	1	1.43mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	44d	1	1.45mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	7d	1	1.47mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1125	$1,348	$1.20	2d	7	1.48mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1042	$1,252	$1.20	44d	26	1.48mi
16301 E 29 St S Independence, MO	1.0–2.0	1.0	718	$1,400	$1.95	16d	16	1.48mi
16421 E 29th Ter S Independence, MO	3.0	2.0	1225	$1,606	$1.31	44d	1	1.50mi

Listing history 11 events

1. 2026-06-15
   days on market $100,000 Active 34 DOM
2. 2026-06-13
   days on market $100,000 Active 32 DOM
3. 2026-06-09
   days on market $100,000 Active 28 DOM
4. 2026-06-08
   days on market $100,000 Active 27 DOM
5. 2026-06-07
   days on market $100,000 Active 26 DOM
6. 2026-06-05
   days on market $100,000 Active 23 DOM
7. 2026-06-03
   days on market $100,000 Active 22 DOM
8. 2026-06-02
   days on market $100,000 Active 21 DOM
9. 2026-06-01
   days on market $100,000 Active 20 DOM
10. 2026-05-31
    days on market $100,000 Active 19 DOM
11. 2026-05-12
    listed $100,000 Active 173-char remark

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $126/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 ≥106°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: $14,018
• − Mortgage interest: −$5,602
• − Property taxes: −$1,508
• − Insurance: −$500
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,909
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,471/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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

Property tax history

+4.1%/yr

Latest (2025): $1,508 · +4.3% YoY. Source: county tax records.