18505 E Truman Rd · Independence, MO 64056

$170,000

3 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 5 Days on market

Built 1994 3.03 ac lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice acreage backyard overlooks creek/fishing- dbl wide on concrete foundation- tall crawl- short bsmt w/ ext walk-up door. Needs paint/carpet. Detached garage. Pre-approval per "as-is" sellers addendums.

Key facts

• Outbuilding
• Circle drive
• Creek

Tags

• 3 ACRES
• CREEK
• CIRCLE DRIVE
• OUTBUILDING
• KITCHEN CABINETS
• SIDING

Property features AI

Finance

• Other: No maintenance provided by a community association
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence; Ranch floor plan; One-story
• Construction: Wood siding; Composition roof; Estimated age: 31-40 years; Above-grade living area approximately 1,716 (source: public records)
• Exterior features: Acreage lot (approximately 3.03 acres); Located in a designated flood plain

Interior

• Kitchen: Pantry; Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet in bedrooms, dining room and living room; Vinyl in kitchen
• Bathrooms: 2 full bathrooms (first level)
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Vaulted ceilings; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.7% 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.
• 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: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $170,000

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: 1.17% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,791
• Equity at exit: $25,348

10-year hold

• IRR: 8.5%
• Equity multiple: 1.67×
• Total profit: $31,875
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$891
• Tax from tax record: −$263 /mo · $3,153/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $348

Break-even live

Break-even rent $1,551

Max offer price $170,000

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 S Whitney Dr Independence, MO	3.0	2.5	1904	$1,995	$1.05	43d	1	0.56mi
18504 E 20th Street Ct Independence, MO	4.0	3.0	1942	$2,315	$1.19	21d	1	0.72mi
1709 Berry Rd Independence, MO	3.0	2.0	1941	$1,710	$0.88	16d	1	0.73mi
1900 S Brookstone Village Dr Independence, MO	1.0–3.0	1.0–2.0	951	$1,797	$1.89	2d	8	0.83mi
1208 S Mayview Ave Independence, MO	4.0	2.0	1595	$2,300	$1.44	1d	1	0.89mi
20105 E 12th Ter S Independence, MO	4.0	2.0	1624	$2,010	$1.24	3d	1	1.09mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	1d	1	1.33mi
1318 S Kaydeen Ct Independence, MO	2.0–3.0	2.0	1200	$1,745	$1.45	1d	1	1.39mi
19200 E Salisbury Rd Independence, MO	4.0	2.0	1518	$2,000	$1.32	23d	1	1.42mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	1d	1	1.45mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	1d	1	1.48mi

Listing history 4 events

1. 2026-06-15
   status $170,000 Pending 5 DOM
2. 2026-06-15
   days on market $170,000 Active 5 DOM
3. 2026-06-13
   remarks 645-char remark
4. 2026-06-13
   listed $170,000 Active 3 DOM

ⓘ 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: $3,153 · $263/mo
• Projected year-2 tax: $3,153 · $263/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 · 16 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: $23,895
• − Mortgage interest: −$9,523
• − Property taxes: −$3,153
• − Insurance: −$850
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,945
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,791/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): 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

+326.1% since first listed

4 events — show timeline

• 2026-06-10 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2009-02-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-01-30 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1984-04-01 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,153 · +18.6% YoY. Source: county tax records.