817 N Mohican Dr · Independence, MO 64056

$165,000

3 bd · 1.5 ba · 1,572 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.37 ac lot Est $280k · 41% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• 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

Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

Key facts

• Grape vines
• Large garden
• Fruit trees

Tags

• FRUIT TREES
• GRAPE VINES
• LARGE GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.0% 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: 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.
• Zoned schools: Cler-Mont Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 318 students, 53% FRL); Fort Osage High (math 33% / reading 48%, grade F, #240 of 521 statewide, top 46%, 1,557 students, 39% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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 $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $279,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 N Wigwam Trl	0.44mi	3/2.0	1,653 (+5%)	2mo	$194,900	$118	68
658 N Mohican Dr	0.17mi	3/1.0	1,388 (-12%)	4mo	$152,900	$110	67
1320 N Holland Ct	0.61mi	3/2.0	1,613 (+3%)	2mo	$367,900	$228	64
18607 E 6th St	0.62mi	3/1.0	1,526 (-3%)	3mo	$215,000	$141	62
625 N Rockwell Ct	0.23mi	4/3.0 (+1)	1,740 (+11%)	2mo	$326,900	$188	59
19113 E 14th St N	0.72mi	3/1.0	1,633 (+4%)	2mo	$250,000	$153	56
906 N Ponca Dr	0.48mi	3/1.5	1,362 (-13%)	1mo	$225,000	$165	55
816 N Tepee Dr	0.32mi	4/2.5 (+1)	1,364 (-13%)	1mo	$243,000	$178	53
18505 E Bundschu Pl	0.65mi	3/2.5	1,712 (+9%)	4mo	$320,000	$187	48
1031 N Old Mill Rd	0.54mi	3/3.0	1,748 (+11%)	3mo	$399,000	$228	48
18805 E Arrowhead Dr	0.42mi	4/2.0 (+1)	1,341 (-15%)	4mo	$190,000	$142	45
1126 N Holland Dr	0.55mi	3/2.5	1,803 (+15%)	1mo	$385,000	$214	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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-10,103
• Equity at exit: $24,602

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $17,044
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$865
• Tax from tax record: −$312 /mo · $3,741/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $237

Break-even live

Break-even rent $1,577

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	3d	1	0.09mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	43d	1	0.15mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	1d	1	0.50mi
19200 E Salisbury Rd Independence, MO	4.0	2.0	1518	$2,000	$1.32	23d	1	0.53mi
19703 E 15th St N Independence, MO	3.0	2.0	2246	$2,025	$0.90	2d	1	0.80mi
1604 N Glen Ellyn St Independence, MO	3.0	2.0	1330	$1,845	$1.39	15d	1	0.95mi
1617 N Belvidere Ave Independence, MO	3.0	2.0	1642	$2,006	$1.22	1d	1	0.98mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	3d	1	1.00mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	2d	1	1.03mi
808 N Piute Ave Independence, MO	3.0	2.0	1948	$1,725	$0.89	1d	1	1.04mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	43d	1	1.14mi
301 S Sue Ellen Ave Independence, MO	3.0	2.0	1216	$1,550	$1.27	1d	1	1.45mi

Listing history 17 events

1. 2025-12-03
   status Pending
2. 2025-11-25
   listed $165,000 Active
3. 2024-03-28
   status Pending
4. 2024-03-28
   price $185,000
5. 2024-03-27
   historical
6. 2024-03-21
   listed $190,000 Active
7. 2020-02-14
   soldstatus
8. 2020-02-13
   soldstatus Sold 290-char remark

   Show marketing remark (290 chars)

   Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

9. 2019-12-26
   status Pending 290-char remark

   Show marketing remark (290 chars)

   Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

10. 2019-12-06
    status Active 290-char remark

    Show marketing remark (290 chars)

    Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

11. 2019-12-05
    price $150,000 290-char remark

    Show marketing remark (290 chars)

    Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

12. 2019-09-17
    historical 290-char remark

    Show marketing remark (290 chars)

    Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

13. 2019-08-07
    listed $155,000 Active 290-char remark

    Show marketing remark (290 chars)

    Move in ready 3 bedroom home in Fort Osage School District with finished basement and formal dining! Updated carpet/flooring and freshly painted inside and out. Ceiling fans in all bedrooms; Master has double closets and adjoining bath. Enjoy the deck overlooking the large fenced backyard!

14. 2005-11-04
    soldstatus
15. 2005-11-03
    soldstatus
16. 2005-09-30
    listed $92,500
17. 1996-09-04
    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: $3,741 · $312/mo
• Projected year-2 tax: $3,741 · $312/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,524
• − Mortgage interest: −$9,243
• − Property taxes: −$3,741
• − Insurance: −$825
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,800
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,769/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

+78.4% since first listed

17 events — show timeline

• 2025-12-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-25 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-03-21 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2020-02-14 Sold (Public Records) — Public Records
• 2020-02-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-12-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-12-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-12-05 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2019-09-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-08-07 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2005-11-04 Sold (Public Records) — Public Records
• 2005-11-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-09-30 Listed $92,500 Heartland MLS as Distributed by MLS Grid
• 1996-09-04 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,741 · +39.8% YoY. Source: county tax records.