1347 S Hocker Ave · Independence, MO 64055

$125,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 1 Days on market

Built 1941 0.34 ac lot Est $183k · 32% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.2/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, one-bath home with all main-level living, including bedrooms, bathroom, and laundry. Functional floor plan with strong potential for renovation or rental. Property is in need of updates and is being sold as-is. Great opportunity for investors or buyers looking to build equity.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.9% 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: Sycamore Hills Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 543 students, 55% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 + 5.1% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $182,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1347 S Hocker Ave	0.00mi	3/1.5	1,324 (+1%)	1mo	$125,000	$94	96
603 E Myrtle St	0.08mi	2/1.5 (-1)	1,364 (+4%)	1mo	$130,000	$95	82
1339 S Hocker Ave	0.01mi	4/2.0 (+1)	1,236 (-6%)	2mo	$250,000	$202	78
1340 S Emery Ave	0.04mi	3/1.0	1,160 (-12%)	2mo	$95,000	$82	77
1120 S Leslie St	0.29mi	3/2.0	1,372 (+4%)	3mo	$184,900	$135	73
1312 S Pearl St	0.14mi	2/2.0 (-1)	1,220 (-7%)	2mo	$159,500	$131	71
930 S Leslie St	0.41mi	3/2.5	1,276 (-3%)	2mo	$200,000	$157	68
660 E Red Rd	0.48mi	3/1.0	1,380 (+5%)	2mo	$239,900	$174	68
1211 S Osage St	0.55mi	3/2.0	1,236 (-6%)	2mo	$163,000	$132	58
921 Manor Rd	0.57mi	4/1.5 (+1)	1,398 (+6%)	1mo	$250,000	$179	55
1040 Stone St	0.58mi	2/2.0 (-1)	1,176 (-11%)	1mo	$209,900	$178	45
1123 S Liberty St	0.51mi	4/2.5 (+1)	1,484 (+13%)	0mo	$207,000	$139	44

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,153
• Equity at exit: $18,638

10-year hold

• IRR: 16.4%
• Equity multiple: 2.47×
• Total profit: $51,311
• Equity at exit: $10,808

Cash invested: $35,000 (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 64055

• Rents YoY: 5.1%
• Active inventory: 200
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$656
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $379

Break-even live

Break-even rent $1,043

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $450	-5% $414	+0% $379	+5% $344	+10% $308
Rent	-10% $259	-5% $319	+0% $379	+5% $439	+10% $499
Rate	-1.0pp $442	-0.5pp $411	base $379	+0.5pp $347	+1.0pp $314

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	17d	1	0.30mi
718 E Gudgell Ave Independence, MO	4.0	2.0	1624	$1,775	$1.09	17d	1	0.36mi
1404 S Osage St Independence, MO	4.0	2.0	1300	$1,750	$1.35	15d	1	0.59mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	44d	1	0.69mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	2d	1	0.69mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	0.69mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	44d	1	0.73mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	44d	1	0.96mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	24d	1	0.96mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	44d	1	1.22mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	2d	48	1.23mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	44d	1	1.36mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	24d	1	1.44mi
14220 E 36th St S Independence, MO	4.0	2.5	1540	$1,826	$1.19	8d	1	1.45mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	17d	1	1.45mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	20d	1	1.45mi
16421 E 29th Ter S Independence, MO	3.0	2.0	1225	$1,606	$1.31	44d	1	1.46mi

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   listed $125,000 Active
3. 1991-10-14
   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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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 ≥106°F today · 17 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: $18,279
• − Mortgage interest: −$7,002
• − Property taxes: −$1,401
• − Insurance: −$625
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,636
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,903/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): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% 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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

3 events — show timeline

• 2026-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 1991-10-14 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,401 · -25.2% YoY. Source: county tax records.