575 S Crescent Ave · Independence, MO 64053

$185,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 10 Days on market

Built 1920 8,276 sqft lot Est $150k · 24% over

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Why this score? — see what drove the D 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 +13.3/30.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

Key facts

• 8,276 sq ft lot
• Listed 10 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; 1.5-story layout; Residential property
• Construction: Shingle siding; Composition roof; Built approximately 101+ years ago
• Exterior features: Lot approximately 0.19 acres; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling via attic fan and window units
• Interior features: Full unfinished stone/rock basement; Attic fan; Window unit(s) for cooling; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (21.6% below list).
• Recommended offer: $145k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 46 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y ago; this cycle's ask is 108% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,055 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $149,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
575 Crescent Ave	0.00mi	2/2.0 (-1)	1,412 (0%)	5mo	$89,000	$63	91
644 S Lake Dr	0.58mi	3/2.0	1,500 (+6%)	1mo	$95,000	$63	62
641 S Arlington Ave	0.17mi	4/1.0 (+1)	1,245 (-12%)	4mo	$156,900	$126	60
9504 E 13th St S	0.71mi	3/1.5	1,452 (+3%)	5mo	$199,900	$138	56
735 S Hawthorne Ave	0.31mi	4/1.5 (+1)	1,613 (+14%)	3mo	$179,000	$111	52
10126 Golf Ave	0.54mi	3/2.0	1,602 (+14%)	1mo	$149,900	$94	52
803 S Cedar Ave	0.43mi	2/1.0 (-1)	1,554 (+10%)	4mo	$95,000	$61	51
528 S Hardy Ave	0.54mi	3/2.0	1,607 (+14%)	2mo	$180,000	$112	50
9510 E 13th St S	0.71mi	3/1.0	1,300 (-8%)	3mo	$138,000	$106	48
8727 E Lexington Ave	0.74mi	2/1.0 (-1)	1,320 (-6%)	3mo	$99,900	$76	43
9735 Winner Rd	0.67mi	2/2.0 (-1)	1,608 (+14%)	2mo	$134,900	$84	39
8810 Smart Ave	0.68mi	4/4.0 (+1)	1,260 (-11%)	1mo	$160,000	$127	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $100,642
• Equity at exit: $166,663

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $296,300
• Equity at exit: $359,414

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 64053

• Home prices YoY: 17.9%
• Active inventory: 46
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-1

Break-even live

Break-even rent $1,452

Max offer price $184,849

Occupancy floor 95%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	14d	1	0.07mi
600 S Glenwood Ave Unit G Independence, MO	4.0	2.0	1600	$1,675	$1.05	43d	1	0.12mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	21d	1	0.12mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	0.13mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	0.45mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	43d	1	0.46mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	0.47mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	0.54mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	23d	1	0.79mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	0.93mi
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	43d	1	0.96mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	7d	1	1.16mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	12d	1	1.33mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	1.37mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	43d	1	1.43mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	3d	1	1.44mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	43d	1	1.48mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	1.49mi

Listing history 29 events

1. 2026-06-08
   status $185,000 Pending 10 DOM
2. 2026-06-07
   days on market $185,000 Active Under Contract 10 DOM
3. 2026-06-05
   days on market $185,000 Active Under Contract 7 DOM
4. 2026-06-03
   days on market $185,000 Active Under Contract 6 DOM
5. 2026-06-02
   days on market $185,000 Active Under Contract 5 DOM
6. 2026-06-02
   status $185,000 Active Under Contract 4 DOM
7. 2026-06-01
   days on market $185,000 Active 4 DOM
8. 2026-05-31
   days on market $185,000 Active 3 DOM
9. 2026-05-26
   historical $185,000
10. 2026-01-21
    soldstatus Closed 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

11. 2026-01-20
    soldstatus Closed 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

12. 2026-01-05
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

13. 2026-01-05
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

14. 2025-12-07
    listed $89,000 Active 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

15. 2025-12-07
    listed $89,000 Active 339-char remark

    Show marketing remark (339 chars)

    Come check out this charming home ready for your personal touches! As you step into this inviting 2-bed, 2-bath home offering a bright, open layout and flexible spaces perfect for relaxing or entertaining. A comfortable primary suite, generous secondary bedroom, and well-proportioned living areas create a wonderful place to make your own

16. 2024-11-30
    historical
17. 2024-11-03
    price $125,000
18. 2024-08-01
    price $107,000
19. 2024-06-12
    listed $126,000 Active
20. 2017-04-26
    soldstatus
21. 2016-07-05
    historical
22. 2016-04-05
    listed $55,000 Active
23. 2015-06-29
    listed $57,900
24. 1998-09-15
    soldstatus
25. 1998-09-15
    soldstatus
26. 1998-07-29
    listed $48,900
27. 1997-01-28
    soldstatus
28. 1997-01-27
    soldstatus
29. 1996-09-24
    listed $45,950

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$600/yr (+$50/mo · 50.2%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,407
• − Mortgage interest: −$10,363
• − Property taxes: −$1,195
• − Insurance: −$925
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$5,382
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $768/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+302.6% since first listed

21 events — show timeline

• 2026-05-26 Coming Soon $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Pending — MARIS as Distributed by MLS Grid
• 2026-01-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-07 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-07 Listed $89,000 MARIS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-03 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-01 Price Changed $107,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Listed $126,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-26 Sold (Public Records) — Public Records
• 2016-07-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-04-05 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2015-06-29 Listed $57,900 Heartland MLS as Distributed by MLS Grid
• 1998-09-15 Sold (Public Records) — Public Records
• 1998-09-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-07-29 Listed $48,900 Heartland MLS as Distributed by MLS Grid
• 1997-01-28 Sold (Public Records) — Public Records
• 1997-01-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1996-09-24 Listed $45,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,195 · -5.7% YoY. Source: county tax records.