144 N Hardy Ave · Independence, MO 64053

$80,000

4 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 44 Days on market

Built 1912 0.30 ac lot

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BEING SOLD AS-IS - Seller will not fix anything. House has never been lived in by Seller - she is the trustee

Key facts

• 0.3 acre lot
• Built 1912
• Listed 44 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; 1.5-story layout
• Construction: Frame construction; Composition roof
• Exterior features: Lot approximately 13,049 sq ft; Not in a flood plain; Off-street parking

Interior

• Bedrooms: 3 bedrooms (two on the first floor, one on the second floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• 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: Fairmount Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 312 students, 82% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 39% 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.81%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $181,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Hardy Ave	0.15mi	3/1.5 (-1)	1,472 (+6%)	10mo	$130,000	$88	67
10503 E Scarritt Ave	0.09mi	3/1.0 (-1)	1,190 (-14%)	8mo	$79,900	$67	61
309 N Cedar Ave	0.23mi	3/2.0 (-1)	1,550 (+12%)	1mo	$272,000	$175	59
107 S Claremont Ave	0.68mi	3/2.0 (-1)	1,342 (-3%)	3mo	$199,900	$149	52
531 S Cedar Ave	0.49mi	4/2.0	1,256 (-9%)	8mo	$164,000	$131	51
11208 Chicago Ave	0.62mi	3/1.0 (-1)	1,250 (-10%)	0mo	$135,000	$108	50
11225 Felton St	0.63mi	3/2.0 (-1)	1,300 (-6%)	2mo	$299,000	$230	50
534 S Evanston Ave	0.64mi	4/1.0	1,176 (-15%)	3mo	$129,900	$110	42
911 N High St	0.74mi	3/1.5 (-1)	1,321 (-5%)	12mo	$180,000	$136	41
229 N Crescent Ave	0.54mi	3/2.0 (-1)	1,460 (+6%)	21mo	$189,900	$130	39
11216 Felton St	0.60mi	3/2.0 (-1)	1,310 (-5%)	20mo	$219,500	$168	37
619 S Hardy Ave	0.71mi	4/2.0	1,567 (+13%)	11mo	$144,500	$92	32

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: 51.0%
• Equity multiple: 4.79×
• Total profit: $84,972
• Equity at exit: $72,070

10-year hold

• IRR: 44.6%
• Equity multiple: 10.72×
• Total profit: $217,731
• Equity at exit: $155,422

Cash invested: $22,400 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 45
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$420
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $650

Break-even live

Break-even rent $697

Max offer price $80,000

Occupancy floor 52%

Sensitivity live

Price	-10% $695	-5% $672	+0% $650	+5% $627	+10% $604
Rent	-10% $530	-5% $590	+0% $650	+5% $710	+10% $770
Rate	-1.0pp $690	-0.5pp $670	base $650	+0.5pp $629	+1.0pp $608

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	45d	1	0.20mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	46d	1	0.72mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	16d	1	0.74mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	19d	1	0.80mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	14d	1	0.89mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.90mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	0.93mi
600 S Glenwood Ave Unit G Independence, MO	4.0	2.0	1600	$1,675	$1.05	45d	1	0.93mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	23d	1	0.93mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	19d	1	0.98mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	18d	1	1.09mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	45d	1	1.18mi
1416 S Hardy Ave Independence, MO	5.0	2.0	1328	$1,625	$1.22	45d	1	1.34mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	9d	1	1.41mi

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-04-10
   historical Active Under Contract
3. 2026-04-07
   status Active
4. 2025-10-12
   status Pending
5. 2025-10-11
   listed $80,000 Active

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,237
• − Mortgage interest: −$4,481
• − Property taxes: −$1,176
• − Insurance: −$400
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,327
• Taxable income: $6,934
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $6,132/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

5 events — show timeline

• 2026-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-11 Listed $80,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,176 · -3.1% YoY. Source: county tax records.