313 N Geronimo Dr · Independence, MO 64056

$105,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 2 Days on market

Built 1963 8,598 sqft lot Est $184k · 43% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch in Independence. Great location, Fort Osage Schools, 3 Bedrooms, 1 1/2 Baths, Walkout basement. Extra parking on Driveway.

Key facts

• Ranch floor plan
• Metal storage shed
• Fenced backyard

Tags

• RANCH FLOOR PLAN
• FULL WALKOUT BASEMENT
• METAL STORAGE SHED
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage that faces the front (1-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Fixer condition; Accessible approach with ramp
• Construction: Frame construction with vinyl siding; Composition roof; Basement with concrete floor and walk-out access
• Exterior features: Metal fencing; City lot

Interior

• Kitchen: Eat-in kitchen; Microwave; Gas Range
• Bedrooms: 3 bedrooms — all on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen; Microwave; Gas Range
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.7% 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.
• 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $726 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $184,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 N Geronimo Dr	0.16mi	3/2.0	925 (+3%)	6mo	$189,900	$205	79
18510 E 5th St N	0.15mi	3/1.5	900 (0%)	15mo	$150,000	$167	79
503 N Seminole Dr	0.23mi	3/1.5	900 (0%)	16mo	$175,000	$194	74
713 N Osage Trl	0.39mi	3/1.0	950 (+6%)	5mo	$182,500	$192	68
812 N Cheyenne Dr	0.51mi	3/1.5	900 (0%)	8mo	$189,999	$211	68
504 N Seminole Dr	0.21mi	2/1.5 (-1)	900 (0%)	22mo	$179,900	$200	65
18509 E 5th Ter	0.18mi	2/1.5 (-1)	900 (0%)	24mo	$196,000	$218	65
545 N Powahatan Dr	0.34mi	3/1.0	999 (+11%)	7mo	$205,000	$205	60
833 N Arapaho St	0.63mi	3/1.5	900 (0%)	14mo	$225,000	$250	57
819 N Powahatan Dr	0.64mi	3/1.0	920 (+2%)	22mo	$168,000	$183	48

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,880
• Equity at exit: $15,656

10-year hold

• IRR: 17.6%
• Equity multiple: 2.51×
• Total profit: $44,411
• Equity at exit: $9,078

Cash invested: $29,400 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$551
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $388

Break-even live

Break-even rent $959

Max offer price $105,000

Occupancy floor 68%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1043 Arrowhead Rdg Independence, MO	2.0	1.0	800	$1,095	$1.37	1d	1	0.88mi
1103 N Aztec Ct Unit 1 Independence, MO	2.0	1.0	800	$950	$1.19	43d	1	0.94mi
18717 E Blackhawk Trl Independence, MO	2.0	1.0	780	$1,100	$1.41	43d	1	1.01mi
17013 E US Highway 24 Apt 9 Independence, MO	2.0	1.0	780	$1,050	$1.35	23d	1	1.07mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	686	$1,050	$1.53	4d	4	1.07mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	687	$1,050	$1.53	10d	4	1.07mi
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	1d	1	1.47mi

Listing history 7 events

1. 2026-06-19
   status $105,000 Pending 2 DOM
2. 2026-06-18
   days on market $105,000 Active 2 DOM
3. 2026-06-17
   statusdays on market $105,000 Active 1 DOM
4. 2026-06-16
   remarks 645-char remark
5. 2026-06-16
   days on market $105,000 Coming Soon 3 DOM
6. 2026-06-15
   remarks 588-char remark
7. 2026-06-15
   listed $105,000 Coming Soon 2 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,411
• − Mortgage interest: −$5,882
• − Property taxes: −$1,962
• − Insurance: −$525
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,055
• Taxable income: $3,202
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,892/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

+50.0% since first listed

4 events — show timeline

• 2026-06-14 Coming Soon $105,000 Heartland MLS as Distributed by MLS Grid
• 2010-05-21 Sold (Public Records) — Public Records
• 2010-05-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-04-19 Listed $70,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,962 · +13.0% YoY. Source: county tax records.