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Single Family ResidenceResidential
$185,410$185 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

1712 N HOWARD DR

INDEPENDENCE, MO 64050
2
Beds
1.5
Baths
1,002 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.25 ac
Lot SizeThe size of the land the home sits on, from county records.
1965
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$185K
$175K low$196K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,652 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$23,118 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$4,735
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$18,383
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$23,334
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$121,670

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.39
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
38
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
77
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
62
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
17
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Ranch
CountyJACKSON
Lot (acres)The size of the land the home sits on, from county records.0.25
ConstructionThe main material the home's frame and walls are built from.Steel Frame
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck · 99 ft²Porch · 72 ft²

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Ott Elementary SchoolB
Elementary · Grades KG–5 · 0.8 mi
H
William Chrisman High SchoolD+
High · Grades 9–12 · 0.9 mi
M
George Caleb Bingham Middle SchoolC-
Middle · Grades 7–8 · 2.5 mi

District: Independence 30 School District

Neighborhood · ZIP 64050These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.122
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.89
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.21

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.91%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.10%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.20%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.22,487
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,660 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$46,040
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$65,015
Average tempThe average temperature here across a full year.54°F
Annual precipHow much rain and melted snow falls here in a typical year.41 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1712 N Howard Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 66% of homes in Jackson County
  • Costs more per square foot than 87% of homes in Independence 64050
  • Smaller than 81% of homes in Jackson County
  • Newer than 84% of homes in Independence 64050

What homes are worth in Independence 64050

Each bar is how many homes fall in that price range. The marker is this home.

This home
$88K$335K

This home is worth more than 65% of homes in Independence 64050.

How it measures up in Independence 64050

The dot is this home. The mark in the middle is the typical home in Independence 64050.

Estimated value$185,410
CheaperTypical $165,706Pricier

Pricier than 65% of homes nearby

Price per ft²$185
CheaperTypical $141Pricier

Pricier than 87% of homes nearby

Living area1,002 ft²
SmallerTypical 1,200 ft²Bigger

Bigger than 31% of homes nearby

Lot size0.25 ac
SmallerTypical 0.21 acBigger

Bigger than 62% of homes nearby

Year built1965
OlderTypical 1952Newer

Newer than 84% of homes nearby

How 1712 N Howard Dr ranks against every home in each area.
MeasureThis homeIndependence 64050Jackson County
Estimated valuepricier than$185,41065% of homes34% of homes
Price per ft²pricier than$18587% of homes56% of homes
Living areabigger than1,002 ft²31% of homes19% of homes
Lot sizebigger than0.25 ac62% of homes64% of homes
Year builtnewer than196584% of homes54% of homes

About 1712 N Howard Dr

How much is 1712 N Howard Dr, Independence, MO worth?

The TopHap Estimate for 1712 N Howard Dr, Independence, MO is $185,410 as of Sep 24, 2026. The likely range is $174,627 to $196,193. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1712 N Howard Dr, Independence, MO last sell?

1712 N Howard Dr, Independence, MO last sold on Nov 2, 2023, according to the county's recorded deed.

How big is 1712 N Howard Dr, Independence, MO?

1712 N Howard Dr, Independence, MO has 2 bedrooms, 1.5 bathrooms, 1,002 square feet of living space and a 0.25-acre lot.

When was 1712 N Howard Dr, Independence, MO built?

1712 N Howard Dr, Independence, MO was built in 1965, making it 61 years old. It is a ranch home. The building has 1 story.

What schools serve 1712 N Howard Dr, Independence, MO?

1712 N Howard Dr, Independence, MO is assigned to Ott Elementary School (elementary), rated B; William Chrisman High School (high), rated D+; George Caleb Bingham Middle School (middle), rated C-. All sit in Independence 30 School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1712 N Howard Dr, Independence, MO compare to other homes in Independence 64050?

Among the 7,445 homes in Independence 64050, it is worth more than 65% of them ($185,410 against a typical $165,706), its price per square foot is higher than 87% of them ($185 against a typical $141), it is bigger than 31% of them (1,002 ft² against a typical 1,200 ft²), its lot is bigger than 62% of them (0.25 ac against a typical 0.21 ac) and it is newer than 84% of them (1965 against a typical 1952). Measured against all of Jackson County, it is worth more than 34% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1712 N Howard Dr, Independence, MO?

The 2025 property tax bill for 1712 N Howard Dr, Independence, MO was $1,652. The county assessed it at $23,118.

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Assigned schools

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