1310 NW Valley Woods Ct · Grain Valley, MO 64029

$535,000

8 bd · 4.0 ba · 3,600 sqft · MultiFamily · 23 Days on market

Built 1987 Good condition 0.29 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Corporate owned property being sold "as is no warranties, no guarantees, no disclosures expressed or implied. 4-plex in fairly good shape, Has had a roof leak, may still have. 3 units in pretty good shape, 1 needs more work. This one won't take much to get it ready for tenants. Each unit has laundry & 1 car garage.

Key facts

• Private balconies
• Modern finishes
• Top rated schools

Tags

• PRIVATE BALCONIES
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LVP FLOORING
• TOP RATED SCHOOLS

Property features AI

Finance

• Other: Zoned R-1140
• Financial info: Gross income reported: $51,840; Operating expenses include real estate tax
• HOA & community: No association fees

Exterior

• Parking: Garage parking (total 4 spaces)
• Utilities: Public water; Public sewer; Separate meters for utilities
• Home design: Residential income property (quadruplex); 2-story building
• Construction: Wood siding exterior; Composition roof
• Exterior features: Not in a flood plain

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central cooling present)
• Interior features: Common entry; Basement present
• Laundry & utility: Inside laundry; Separate utility meters

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $535k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $527k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% in Grain Valley — 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 76/100 on livability (#41 in MO, #3,383 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Grain Valley R-V (suburban): math 45% / reading 54% proficiency, ranked #30 of 324 in MO (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Grain Valley High (math 25% / reading 68%, grade D-, #169 of 521 statewide, top 32%, 1,438 students, 22% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 109 active listings in the ZIP; solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $5,790/mo this rent would consume 76% of the median local household income ($92k/yr) (locally 218% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 + 7.0% rent growth), your $150k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $526,975 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-6,331
• Equity at exit: $79,770

10-year hold

• IRR: 12.5%
• Equity multiple: 2.17×
• Total profit: $175,687
• Equity at exit: $46,257

Cash invested: $149,800 (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 64029

• Home prices YoY: -24.2%
• Rents YoY: 7.0%
• Active inventory: 109
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $5,790 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,216
• Net cashflow: $877

Break-even live

Break-even rent $4,680

Max offer price $535,000

Occupancy floor 80%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,788
Total (4 units)			$5,790

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $535,000 Active 23 DOM
2. 2026-06-17
   days on market $535,000 Active 22 DOM
3. 2026-06-16
   days on market $535,000 Active 21 DOM
4. 2026-06-15
   days on market $535,000 Active 20 DOM
5. 2026-06-13
   days on market $535,000 Active 18 DOM
6. 2026-06-13
   days on market $535,000 Active 17 DOM
7. 2026-06-09
   days on market $535,000 Active 14 DOM
8. 2026-06-08
   days on market $535,000 Active 13 DOM
9. 2026-06-07
   days on market $535,000 Active 12 DOM
10. 2026-06-05
    days on market $535,000 Active 9 DOM
11. 2026-06-03
    days on market $535,000 Active 8 DOM
12. 2026-06-02
    days on market $535,000 Active 7 DOM
13. 2026-06-01
    days on market $535,000 Active 6 DOM
14. 2026-05-31
    days on market $535,000 Active 5 DOM
15. 2026-05-26
    listed $535,000 Active
16. 2023-11-15
    soldstatus Closed
17. 2023-09-19
    status Pending
18. 2023-09-19
    status Active
19. 2023-08-24
    status Pending
20. 2023-08-23
    listed $420,000 Active
21. 2009-05-21
    soldstatus 327-char remark

    Show marketing remark (327 chars)

    Corporate owned property being sold "as is no warranties, no guarantees, no disclosures expressed or implied. 4-plex in fairly good shape, Has had a roof leak, may still have. 3 units in pretty good shape, 1 needs more work. This one won't take much to get it ready for tenants. Each unit has laundry & 1 car garage.

22. 2008-12-18
    listed $129,000 327-char remark

    Show marketing remark (327 chars)

    Corporate owned property being sold "as is no warranties, no guarantees, no disclosures expressed or implied. 4-plex in fairly good shape, Has had a roof leak, may still have. 3 units in pretty good shape, 1 needs more work. This one won't take much to get it ready for tenants. Each unit has laundry & 1 car garage.

23. 2007-12-27
    listed $255,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,480
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,558
• − Management: −$5,558
• − Depreciation: −$15,564
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $10,011/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained fourplex is ready for tenants with modern finishes and a good condition. A fresh coat of paint and some minor updates would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace ceiling fans — Modernizes the space and improves air circulation
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans — Modernizes the space and improves air circulation ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grain Valley R-V
• NCES district ID: 2913080
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $67,451
• Composite: 44.01/100
• National rank: #2888
• State rank: #30 of 324 in MO

Livability — Grain Valley

• Score: 76/100
• State rank: #41
• US rank: #3383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grain Valley, MO
• County: Jackson County · 687,798 people
• City population: 21,961
• Metro: Kansas City, MO-KS
• Population (ZIP): 21,961
• Household income: $91,704
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 218.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 5% Black 5%
• Common ancestry: Italian 17% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -72.90%
• Current HPI: 228.5568
• Rent YoY: ▲ 7.03%
• 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

+109.8% since first listed

9 events — show timeline

• 2026-05-26 Listed $535,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-09-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-23 Listed $420,000 Heartland MLS as Distributed by MLS Grid
• 2009-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-12-18 Listed $129,000 Heartland MLS as Distributed by MLS Grid
• 2007-12-27 Listed $255,000 Heartland MLS as Distributed by MLS Grid