19803 E 47 St Lot 164 · Independence, MO 64015

$59,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 38 Days on market

Built 1994 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This one owner home is well maintained, clean and ready for it's new owner! 1994 14 x 70, Skyline offers two bedrooms and one bath. Large open kitchen and living room for a very spacious feel. Newer outdoor HVAC unit. Natural gas furnace and natural gas range. Very large, nice covered porch and uncovered back porch with fully covered carport. Mature trees on lot and sizable storage shed. New roof and skirting in 2022. Sizable storage shed with electric. Located just a short distance into the park with tenant play area nearly in your back yard. Quality affordable living. Buyer's must contact park office to be approved and sign lease before an offer will be accepted. Come take a look!

Key facts

• Covered porch
• Uncovered back porch
• Large open kitchen

Tags

• LARGE OPEN KITCHEN
• NEWER OUTDOOR HVAC UNIT
• COVERED PORCH
• UNCOVERED BACK PORCH
• FULLY COVERED CARPORT
• MATURE TREES

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Property is attached; Leased lot
• Exterior features: Covered patio/porch; Deck; Shed(s)

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas fireplace; Refrigerator; Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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.
• Blue Springs R-IV (suburban): math 55% / reading 60% proficiency, ranked #17 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 143 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $414 of loan paydown is wiped out by about $2k 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 + 1.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.64% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.68%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 3.41×
• Total profit: $40,339
• Equity at exit: $8,931

10-year hold

• IRR: 60.4%
• Equity multiple: 6.45×
• Total profit: $91,398
• Equity at exit: $5,179

Cash invested: $16,772 (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 64015

• Rents YoY: 1.0%
• Active inventory: 143
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $834

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 42%

Sensitivity live

Price	-10% $875	-5% $855	+0% $834	+5% $813	+10% $793
Rent	-10% $709	-5% $772	+0% $834	+5% $896	+10% $959
Rate	-1.0pp $864	-0.5pp $849	base $834	+0.5pp $819	+1.0pp $803

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19301 E Eastland Center Ct Independence, MO	1.0–2.0	1.0	750	$1,575	$2.10	4d	5	0.29mi
20301 E 45th St S Blue Springs, MO	1.0–3.0	1.0–2.5	1001	$1,600	$1.60	3d	28	0.30mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$1,598	$1.56	3d	22	0.40mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$1,655	$1.62	45d	29	0.40mi
19401 E 40th Street Ct S Independence, MO	1.0–2.0	1.0	670	$1,530	$2.28	3d	12	0.69mi
19700 E 39th Pl Independence, MO	1.0–2.0	1.0–2.0	832	$1,697	$2.04	3d	7	0.95mi
3950 S Jackson Dr Independence, MO	1.0–2.0	1.0–2.0	886	$1,495	$1.69	3d	30	0.97mi
19012 E 37th Ter S Independence, MO	1.0–2.0	1.0–2.0	936	$1,515	$1.62	3d	1	1.37mi
4580 Bass Pro Dr Independence, MO	1.0–2.0	1.0–2.0	1114	$1,829	$1.64	3d	10	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $59,900 Active 38 DOM
2. 2026-06-18
   days on market $59,900 Active 35 DOM
3. 2026-06-17
   days on market $59,900 Active 34 DOM
4. 2026-06-16
   days on market $59,900 Active 33 DOM
5. 2026-06-15
   days on market $59,900 Active 32 DOM
6. 2026-06-13
   days on market $59,900 Active 30 DOM
7. 2026-06-13
   days on market $59,900 Active 29 DOM
8. 2026-06-09
   days on market $59,900 Active 26 DOM
9. 2026-06-08
   days on market $59,900 Active 25 DOM
10. 2026-06-07
    days on market $59,900 Active 24 DOM
11. 2026-06-05
    days on market $59,900 Active 21 DOM
12. 2026-06-03
    days on market $59,900 Active 20 DOM
13. 2026-06-02
    days on market $59,900 Active 19 DOM
14. 2026-06-01
    days on market $59,900 Active 18 DOM
15. 2026-05-31
    days on market $59,900 Active 17 DOM
16. 2026-05-14
    listed $59,900 Active 692-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,957
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$1,743
• Taxable income: $9,628
• Est. tax owed @ 24.0%: −$2,311
• After-tax cash flow: $7,698/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.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a good roof and mature trees. It has potential for cosmetic updates to the interior to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated but not damaged
• Minor bathroom fixtures — dated but functional
• Minor kitchen countertops — dated but not damaged

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes kitchen and improves functionality
• Both update bathroom fixtures — modernizes bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated but not damaged	Minor	$500–3,000
bathroom fixtures · dated but functional	Minor	$500–3,000
kitchen countertops · dated but not damaged	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes kitchen and improves functionality ↑
• Both update bathroom fixtures — modernizes bathroom and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Blue Springs R-IV
• NCES district ID: 2905310
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $67,959
• Composite: 50.71/100
• National rank: #1819
• State rank: #17 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): 32,245
• Household income: $84,518
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 555.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 11% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -199.47%
• Current HPI: 232.221
• Rent YoY: ▲ 1.01%
• 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

1 event — show timeline

• 2026-05-14 Listed $59,900 JCMLS