3918 S Main St · Independence, MO 64055

$185,000

4 bd · 1.5 ba · 1,281 sqft · SingleFamily public records · 1 Days on market

Built 1969 10,454 sqft lot Est $205k · 10% under

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +11.9/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Charming Home * Great Location * Hardwood Floors * Mint Condition Thruout * 13x18 Fam Rm W/ Gas Fireplace & Builtin Bookshlvs * New A/C-Furn-Hwh * Seller Is In Process Of Painting Outside * Leaving Fridge, Washer & Dryer * Move-In Cond * Sellers Want Quick Offer * Sq Ft Per Tax Rolls.

Key facts

• 0.24 acre lot
• Garage
• Built 1969

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch-style; Faces east
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: Patio; Metal fencing; Shed(s); Paved road with public maintenance

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet in family room
• Bathrooms: 1 full bath; 1 half bath; Shower-only bath present
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Concrete, unfinished basement; Family room fireplace with gas starter; Formal dining area
• Laundry & utility: Washer and dryer included; Laundry located on main level and in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $177k (4.2% below list).
• Recommended offer: $177k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Sycamore Hills Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 543 students, 55% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $177,151 (4.2% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.96% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $204,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 S Main St	0.00mi	3/1.5 (-1)	1,281 (0%)	0mo	$185,000	$144	95
3721 S Pleasant St	0.32mi	3/1.0 (-1)	1,272 (-1%)	2mo	$200,000	$157	75
13510 E 41st Ter S	0.14mi	3/2.0 (-1)	1,200 (-6%)	6mo	$199,000	$166	71
13713 E 41st St	0.17mi	3/2.0 (-1)	1,368 (+7%)	12mo	$175,000	$128	64
12805 E 40th Ter S	0.49mi	3/2.0 (-1)	1,320 (+3%)	6mo	$170,000	$129	60
14224 E 36th St	0.60mi	3/2.0 (-1)	1,300 (+2%)	10mo	$235,000	$181	54
14507 E 39th Ter S	0.60mi	3/2.0 (-1)	1,162 (-9%)	1mo	$225,000	$194	49
14405 E 36th Ter S	0.64mi	3/2.0 (-1)	1,409 (+10%)	2mo	$225,000	$160	45
3601 S Hocker Ave	0.61mi	3/2.0 (-1)	1,196 (-7%)	11mo	$169,900	$142	44
4213 S Delaware Ave	0.50mi	3/2.5 (-1)	1,136 (-11%)	11mo	$210,000	$185	39
12621 E 41st Ter S	0.68mi	3/2.0 (-1)	1,402 (+9%)	8mo	$250,000	$178	39
12809 E Bowen St	0.70mi	3/1.0 (-1)	1,152 (-10%)	8mo	$174,900	$152	38

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,578
• Equity at exit: $27,584

10-year hold

• IRR: 5.0%
• Equity multiple: 1.40×
• Total profit: $20,628
• Equity at exit: $15,995

Cash invested: $51,800 (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 64055

• Rents YoY: 5.1%
• Active inventory: 200
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$970
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $198

Break-even live

Break-even rent $1,521

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $303	-5% $250	+0% $198	+5% $146	+10% $93
Rent	-10% $58	-5% $128	+0% $198	+5% $268	+10% $338
Rate	-1.0pp $291	-0.5pp $245	base $198	+0.5pp $150	+1.0pp $101

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	24d	1	0.15mi
3936 S Pleasant St Independence, MO	3.0	2.0	1150	$1,750	$1.52	24d	1	0.27mi
4232 S Liberty St Independence, MO	3.0	1.0	1152	$1,525	$1.32	24d	1	0.43mi
14216 E 37th Ter S Independence, MO	3.0	3.0	1800	$2,100	$1.17	8d	1	0.45mi
14220 E 36th St S Independence, MO	4.0	2.5	1540	$1,826	$1.19	8d	1	0.59mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	20d	1	0.59mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	16d	1	0.59mi
14405 E 37th St S Independence, MO	3.0	1.0	1300	$1,800	$1.38	3d	1	0.59mi
3610 S Pope Ave Independence, MO	3.0	2.0	1640	$1,725	$1.05	15d	1	0.71mi
15001 E 39th Ter S Independence, MO	3.0	2.0	1769	$1,811	$1.02	44d	1	0.97mi
12701 E 47th Terrace Ct S Independence, MO	3.0	2.0	1597	$2,000	$1.25	4d	1	1.08mi
12817 E 47th St S Independence, MO	2.0–3.0	1.0–2.0	1000	$1,193	$1.19	16d	1	1.14mi
15403 E 43rd Ter S Independence, MO	3.0	2.0	1689	$2,046	$1.21	2d	1	1.19mi
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	8d	1	1.33mi
15312 E 48th St Kansas City, MO	3.0	2.0	1160	$1,700	$1.47	13d	1	1.49mi

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $185,000 Active
3. 2026-05-20
   historical $185,000
4. 1999-06-15
   soldstatus 304-char remark

   Show marketing remark (304 chars)

   Very Charming Home * Great Location * Hardwood Floors * Mint Condition Thruout * 13x18 Fam Rm W/ Gas Fireplace & Builtin Bookshlvs * New A/C-Furn-Hwh * Seller Is In Process Of Painting Outside * Leaving Fridge, Washer & Dryer * Move-In Cond * Sellers Want Quick Offer * Sq Ft Per Tax Rolls.

5. 1999-06-15
   soldstatus

   Show marketing remark (304 chars)

   Very Charming Home * Great Location * Hardwood Floors * Mint Condition Thruout * 13x18 Fam Rm W/ Gas Fireplace & Builtin Bookshlvs * New A/C-Furn-Hwh * Seller Is In Process Of Painting Outside * Leaving Fridge, Washer & Dryer * Move-In Cond * Sellers Want Quick Offer * Sq Ft Per Tax Rolls.

6. 1999-03-31
   listed $89,300 304-char remark

   Show marketing remark (304 chars)

   Very Charming Home * Great Location * Hardwood Floors * Mint Condition Thruout * 13x18 Fam Rm W/ Gas Fireplace & Builtin Bookshlvs * New A/C-Furn-Hwh * Seller Is In Process Of Painting Outside * Leaving Fridge, Washer & Dryer * Move-In Cond * Sellers Want Quick Offer * Sq Ft Per Tax Rolls.

7. 1987-04-24
   soldstatus

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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: $21,258
• − Mortgage interest: −$10,363
• − Property taxes: −$1,850
• − Insurance: −$925
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,382
• Taxable loss: −$662
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,536/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): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% 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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

+107.2% since first listed

7 events — show timeline

• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $185,000 Heartland MLS as Distributed by MLS Grid
• 1999-06-15 Sold (Public Records) — Public Records
• 1999-06-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-03-31 Listed $89,300 Heartland MLS as Distributed by MLS Grid
• 1987-04-24 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,850 · -12.8% YoY. Source: county tax records.