618 S Hardy Ave · Independence, MO 64052

$124,900

2 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 52 Days on market

Built 1920 6,500 sqft lot $98/sqft · 20% below area Est $127k · at est.

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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 +22.3/30.0
• ARV discount +8.2/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

currently in a multiple offer scenario 08-29-2019 result of a request for the Buyer's highest and best offer. Should the Buyer choose to participate in submitting their highest and best offer, the deadline to do so is 9/2/2019 11:59:00 PM Mountain Time. The furnace is missing on this property. Agents to schedule an appointment click on the link that says schedule. This company leaves the property on the market for the first 10 days of the listing, then reviews offer from day 11 and on.

Key facts

• Bright living area
• Manageable lot
• Efficient kitchen

Tags

• INDEPENDENCE LOCATION
• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• EFFICIENT KITCHEN
• AMPLE CABINET STORAGE
• MANAGEABLE LOT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1-car garage; Additional off-street parking (drive on side of house)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Ranch style; Located inside city limits
• Construction: Stone and frame construction; Composition roof; 76–100 years old
• Exterior features: Deck; City lot

Interior

• Kitchen: Refrigerator; Free-standing electric oven
• Bedrooms: 2 bedrooms on the first floor (approx. 9 x 68 and 9 x 18)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Unfinished, partial basement; Living room fireplace; Wood flooring; Ranch floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Sugar Creek Elem. (140 students, 83% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Independence 30 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 134 active listings in the ZIP; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 5.4% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

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

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 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. 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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $126,914
• List price: $124,900
• Delta: -1.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S Hawthorne Ave	0.26mi	2/1.0	1,178 (-8%)	2mo	$159,000	$135	74
734 S Hawthorne Ave	0.29mi	3/2.0 (+1)	1,343 (+5%)	5mo	$150,000	$112	64
10531 E 9th St S	0.28mi	3/2.0 (+1)	1,175 (-8%)	2mo	$180,000	$153	63
10143 E Golf Ave	0.30mi	3/1.0 (+1)	1,135 (-11%)	0mo	$119,900	$106	62
1306 Appleton Ave	0.63mi	3/1.0 (+1)	1,306 (+2%)	2mo	$179,500	$137	59
536 S Evanston Ave	0.45mi	3/1.0 (+1)	1,144 (-10%)	0mo	$140,000	$122	57
11100 E 11th St S	0.58mi	3/2.0 (+1)	1,318 (+4%)	2mo	$190,000	$144	56
11214 E 10th St S	0.71mi	3/2.0 (+1)	1,247 (-2%)	2mo	$210,000	$168	53
1416 S Hardy Ave	0.61mi	3/2.0 (+1)	1,328 (+4%)	6mo	$95,000	$72	51
573 S Crescent Ave	0.51mi	3/1.5 (+1)	1,154 (-9%)	4mo	$120,000	$104	50
575 Crescent Ave	0.51mi	2/2.0	1,412 (+11%)	5mo	$89,000	$63	50
1515 S Home Ave	0.74mi	3/1.5 (+1)	1,104 (-13%)	0mo	$150,000	$136	36

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,973
• Equity at exit: $18,623

10-year hold

• IRR: 9.1%
• Equity multiple: 1.78×
• Total profit: $27,114
• Equity at exit: $10,799

Cash invested: $34,972 (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 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 134
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$655
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $205

Break-even live

Break-even rent $1,017

Max offer price $124,900

Occupancy floor 79%

Sensitivity live

Price	-10% $276	-5% $241	+0% $205	+5% $170	+10% $135
Rent	-10% $105	-5% $155	+0% $205	+5% $256	+10% $306
Rate	-1.0pp $268	-0.5pp $237	base $205	+0.5pp $173	+1.0pp $140

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	0.21mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	0.31mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	0.42mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	0.56mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	22d	1	0.59mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.65mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	21d	1	0.67mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	0.71mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	22d	1	0.79mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	0.88mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	13d	1	0.88mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	0.94mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	18d	1	0.98mi
11418 E 13th St S Independence, MO	2.0	1.0	1760	$1,100	$0.62	45d	1	1.02mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	18d	1	1.06mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	1.06mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	1.19mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	1.20mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.23mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.25mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	17d	1	1.36mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	1.42mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $124,900 Active 52 DOM
2. 2026-06-18
   days on market $124,900 Active 49 DOM
3. 2026-06-17
   days on market $124,900 Active 48 DOM
4. 2026-06-16
   days on market $124,900 Active 47 DOM
5. 2026-06-15
   days on market $124,900 Active 46 DOM
6. 2026-06-13
   days on market $124,900 Active 44 DOM
7. 2026-06-09
   days on market $124,900 Active 40 DOM
8. 2026-06-08
   days on market $124,900 Active 39 DOM
9. 2026-06-07
   pricedays on market $124,900 Active 38 DOM
10. 2026-06-05
    days on market $129,900 Active 35 DOM
11. 2026-06-03
    days on market $129,900 Active 34 DOM
12. 2026-06-02
    days on market $129,900 Active 33 DOM
13. 2026-06-01
    days on market $129,900 Active 32 DOM
14. 2026-05-31
    days on market $129,900 Active 31 DOM
15. 2026-04-30
    listed $129,900 Active 716-char remark
16. 2019-09-25
    soldstatus Sold 491-char remark

    Show marketing remark (491 chars)

    currently in a multiple offer scenario 08-29-2019 result of a request for the Buyer's highest and best offer. Should the Buyer choose to participate in submitting their highest and best offer, the deadline to do so is 9/2/2019 11:59:00 PM Mountain Time. The furnace is missing on this property. Agents to schedule an appointment click on the link that says schedule. This company leaves the property on the market for the first 10 days of the listing, then reviews offer from day 11 and on.

17. 2019-09-06
    status Pending 491-char remark

    Show marketing remark (491 chars)

    currently in a multiple offer scenario 08-29-2019 result of a request for the Buyer's highest and best offer. Should the Buyer choose to participate in submitting their highest and best offer, the deadline to do so is 9/2/2019 11:59:00 PM Mountain Time. The furnace is missing on this property. Agents to schedule an appointment click on the link that says schedule. This company leaves the property on the market for the first 10 days of the listing, then reviews offer from day 11 and on.

18. 2019-08-19
    listed $26,000 Active 491-char remark

    Show marketing remark (491 chars)

    currently in a multiple offer scenario 08-29-2019 result of a request for the Buyer's highest and best offer. Should the Buyer choose to participate in submitting their highest and best offer, the deadline to do so is 9/2/2019 11:59:00 PM Mountain Time. The furnace is missing on this property. Agents to schedule an appointment click on the link that says schedule. This company leaves the property on the market for the first 10 days of the listing, then reviews offer from day 11 and on.

19. 2006-07-24
    soldstatus
20. 2006-07-21
    soldstatus

    Show marketing remark (325 chars)

    Cute Arts & Craft Bungalow. Enclosed front porch, stone trim. Fireplace w/ BI oak bookcases. Large formal dining, plus breakfast room off of kitchen w/ BI Hutch. Good condition & clean. Part. fin. bsmt. w/ bath. Det. garage, fenced private back yard with deck. Close to bus line, daycare, shopping & church.

21. 2006-04-10
    listed $65,000

    Show marketing remark (325 chars)

    Cute Arts & Craft Bungalow. Enclosed front porch, stone trim. Fireplace w/ BI oak bookcases. Large formal dining, plus breakfast room off of kitchen w/ BI Hutch. Good condition & clean. Part. fin. bsmt. w/ bath. Det. garage, fenced private back yard with deck. Close to bus line, daycare, shopping & church.

22. 1999-06-28
    soldstatus
23. 1999-06-24
    soldstatus
24. 1999-04-12
    listed $48,850
25. 1996-07-23
    soldstatus
26. 1996-03-29
    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: $1,158 · $96/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$54/yr (+$4/mo · 4.7%)

ⓘ 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: $15,326
• − Mortgage interest: −$6,996
• − Property taxes: −$1,158
• − Insurance: −$624
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,633
• Taxable income: $462
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,355/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): 22,138
• Household income: $59,007
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 965.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 15% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 13% Other Asian/Pacific 1%

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: ▼ -160.06%
• Current HPI: 302.1124
• Rent YoY: ▲ 5.43%
• 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

+155.7% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2019-09-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-09-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-19 Listed $26,000 Heartland MLS as Distributed by MLS Grid
• 2006-07-24 Sold (Public Records) — Public Records
• 2006-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-04-10 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 1999-06-28 Sold (Public Records) — Public Records
• 1999-06-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-04-12 Listed $48,850 Heartland MLS as Distributed by MLS Grid
• 1996-07-23 Sold (Public Records) — Public Records
• 1996-03-29 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,158 · -14.8% YoY. Source: county tax records.