1408 Gambrell St · Greenwood, MO 64034

$260,000

3 bd · 2.5 ba · 1,144 sqft · SingleFamily public records · 2 Days on market

Built 1979 0.27 ac lot Est $228k · 14% over

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Why this score? — see what drove the F 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 +8.0/30.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * POSSIBLE LEASE PURCHASE OPTION * * * New paint inside, new carpet, new fixtures, updated appliances, new roof! Front deck and covered back deck. Level, corner lot. Seller providing warranty through Home Warranty of America. Must see to appreciate!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Above-grade finished living area reported; Finished lower-level area with walk-out basement

Exterior

• Parking: Attached garage with two spaces; Garage has door opener and faces the side
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Split-entry layout; Outbuilding on the property
• Construction: Board & batten siding; Composition roof
• Exterior features: Deck; Patio; Privacy wood fencing; City lot on a corner

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (primary and additional bedrooms on the main level; one bedroom/area on the lower level)
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; One full bath with shower only (main level); One full bath with shower over tub (main level)
• Heating & cooling: Forced-air heating; Electric cooling; Attic fan
• Interior features: Ceiling fans throughout; Pantry; Storm windows; Wood windows; Split-entry floor plan
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (30.0% below list).
• Recommended offer: $182k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Greenwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#219 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lee'S Summit R-VII (suburban): math 46% / reading 55% proficiency, ranked #23 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodland Elem. (math 59% / reading 60%, grade B-, #124 of 1,115 statewide, top 13%, 416 students, 15% FRL); Lee'S Summit West High (math 51% / reading 79%, grade B, #18 of 521 statewide, top 3%, 1,992 students, 9% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 86 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $181,921 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $227,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Ridgeway Dr	0.04mi	3/2.0	1,248 (+9%)	7mo	$310,000	$248	75
607 Hamblin Rd	0.11mi	3/2.0	1,156 (+1%)	21mo	$239,000	$207	73
1900 Blackfoot Ct	0.72mi	3/2.5	1,167 (+2%)	7mo	$264,900	$227	57
304 14th Ave N	0.11mi	3/1.0	1,304 (+14%)	14mo	$249,900	$192	54
2101 Gambrell St	0.48mi	2/2.0 (-1)	1,250 (+9%)	8mo	$425,000	$340	49
201 N 17th Ave	0.24mi	2/1.5 (-1)	1,056 (-8%)	24mo	$210,000	$199	47
402 18th Ave N	0.26mi	3/1.5	1,288 (+13%)	22mo	$242,500	$188	45
107 N Ranson Rd	0.48mi	3/1.5	1,296 (+13%)	11mo	$220,000	$170	42
709 Walnut St	0.55mi	3/1.0	1,008 (-12%)	12mo	$200,000	$198	39
206 7th Ave	0.60mi	2/1.0 (-1)	1,104 (-4%)	21mo	$215,000	$195	38
508 Oak St W	0.71mi	2/2.0 (-1)	1,273 (+11%)	14mo	$240,000	$189	30
504 Chestnut St W	0.69mi	3/1.5	990 (-14%)	16mo	$199,900	$202	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-58,976
• Equity at exit: $38,767

10-year hold

• IRR: -18.7%
• Equity multiple: -0.00×
• Total profit: $-73,132
• Equity at exit: $22,480

Cash invested: $72,800 (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 64034

• Home prices YoY: -26.7%
• Active inventory: 86
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$229 /mo · $2,752/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-264

Break-even live

Break-even rent $2,153

Max offer price $213,366

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-190	+0% $-264	+5% $-338	+10% $-411
Rent	-10% $-408	-5% $-336	+0% $-264	+5% $-192	+10% $-120
Rate	-1.0pp $-133	-0.5pp $-198	base $-264	+0.5pp $-331	+1.0pp $-400

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Allendale Dr Greenwood, MO	3.0	3.0	1333	$2,055	$1.54	15d	1	0.66mi
122 Court Dr Greenwood, MO	2.0	1.0	950	$897	$0.94	2d	1	1.13mi
503 E Main St Unit 122 Greenwood, MO	2.0	1.0	950	$897	$0.94	2d	1	1.17mi

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-05-09
   listed $260,000 Active
3. 2026-05-08
   historical $260,000
4. 2019-11-12
   soldstatus
5. 2012-09-07
   soldstatus 258-char remark

   Show marketing remark (258 chars)

   * * * POSSIBLE LEASE PURCHASE OPTION * * * New paint inside, new carpet, new fixtures, updated appliances, new roof! Front deck and covered back deck. Level, corner lot. Seller providing warranty through Home Warranty of America. Must see to appreciate!

6. 2012-09-07
   soldstatus

   Show marketing remark (258 chars)

   * * * POSSIBLE LEASE PURCHASE OPTION * * * New paint inside, new carpet, new fixtures, updated appliances, new roof! Front deck and covered back deck. Level, corner lot. Seller providing warranty through Home Warranty of America. Must see to appreciate!

7. 2012-07-06
   listed $126,900 258-char remark

   Show marketing remark (258 chars)

   * * * POSSIBLE LEASE PURCHASE OPTION * * * New paint inside, new carpet, new fixtures, updated appliances, new roof! Front deck and covered back deck. Level, corner lot. Seller providing warranty through Home Warranty of America. Must see to appreciate!

8. 2012-06-28
   historical
9. 2012-05-04
   listed $126,900
10. 2010-09-22
    historical
11. 2010-07-03
    listed $134,900
12. 2006-04-07
    soldstatus
13. 2005-07-13
    listed $129,900
14. 2000-04-27
    soldstatus
15. 1996-05-01
    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: $2,752 · $229/mo
• Projected year-2 tax: $2,752 · $229/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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,831
• − Mortgage interest: −$14,564
• − Property taxes: −$2,752
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$7,564
• Taxable loss: −$7,842
• Est. tax savings @ 24.0%: +$1,882
• After-tax cash flow: $-1,286/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: Lee'S Summit R-VII
• NCES district ID: 2918300
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,031
• Composite: 45.75/100
• National rank: #2570
• State rank: #23 of 324 in MO

Livability — Greenwood

• Score: 67/100
• State rank: #219
• US rank: #10843

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, MO
• County: Jackson County · 687,798 people
• City population: 8,998
• Metro: Kansas City, MO-KS
• Population (ZIP): 8,998
• Household income: $120,041
• Rent vs Own: 6.1% rent · 93.9% own

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 6% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea

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: ▼ -92.32%
• Current HPI: 252.9111
• 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

+100.2% since first listed

15 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $260,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $260,000 Heartland MLS as Distributed by MLS Grid
• 2019-11-12 Sold (Public Records) — Public Records
• 2012-09-07 Sold (Public Records) — Public Records
• 2012-09-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-07-06 Listed $126,900 Heartland MLS as Distributed by MLS Grid
• 2012-06-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-05-04 Listed $126,900 Heartland MLS as Distributed by MLS Grid
• 2010-09-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-07-03 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2006-04-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-07-13 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2000-04-27 Sold (Public Records) — Public Records
• 1996-05-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,752 · -4.0% YoY. Source: county tax records.