11962 Sunset Rd · Wood Heights, MO 64024

$220,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 32 Days on market

Built 1975 1.20 ac lot $172/sqft · 18% below area Est $269k · 18% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your tool belt and build equity in this 3 bedroom 1.5 story home with much potential. Home sits on a 1.2 acre m/l fenced lot. Eat in kitchen, living room has a fireplace and a cathedral ceiling. Upstairs has bedroom 3 and a full bathroom. Maintenance free siding, front deck and more. Nice quiet country setting in Sunset Hills. Affordable starter home close to blacktop road. Storm cellar is located right out back door.

Key facts

• 1.2 acre lot
• Built 1975
• Listed 31 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Single-family residence; Residential property; 1.5-story floor plan
• Construction: Vinyl siding; Composition roof
• Exterior features: Acreage lot (approximately 1.2 acres); Not in a flood plain

Interior

• Kitchen: Kitchen on lower level
• Bedrooms: 3 bedrooms (some bedrooms on upper and lower levels)
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other heating; Electric cooling
• Interior features: Crawl space basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (28.8% below list).
• Recommended offer: $157k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#344 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; solid renter incomes; 56 units permitted in Ray County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $156,628 (28.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (median comp): $269,268
• List price: $220,000
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32412 W 120th St	0.11mi	3/1.5	1,196 (-6%)	18mo	$199,500	$167	67
12154 Forrest Ln	0.21mi	4/1.5 (+1)	1,375 (+8%)	7mo	$240,000	$175	65
11740 State Route O Hwy	0.55mi	2/2.0 (-1)	1,424 (+12%)	14mo	$450,000	$316	39

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-43,980
• Equity at exit: $32,803

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-49,220
• Equity at exit: $19,022

Cash invested: $61,600 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-130

Break-even live

Break-even rent $1,730

Max offer price $197,089

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-67	+0% $-130	+5% $-192	+10% $-254
Rent	-10% $-253	-5% $-192	+0% $-130	+5% $-68	+10% $-6
Rate	-1.0pp $-19	-0.5pp $-74	base $-130	+0.5pp $-187	+1.0pp $-245

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $220,000 Active 32 DOM
2. 2026-06-17
   days on market $220,000 Active 31 DOM
3. 2026-06-16
   days on market $220,000 Active 30 DOM
4. 2026-06-15
   pricedays on market $220,000 Active 29 DOM
5. 2026-06-13
   days on market $235,000 Active 27 DOM
6. 2026-06-13
   days on market $235,000 Active 26 DOM
7. 2026-06-09
   days on market $235,000 Active 23 DOM
8. 2026-06-08
   days on market $235,000 Active 22 DOM
9. 2026-06-07
   pricedays on market $235,000 Active 21 DOM
10. 2026-06-03
    days on market $245,000 Active 17 DOM
11. 2026-06-02
    days on market $245,000 Active 16 DOM
12. 2026-06-01
    days on market $245,000 Active 15 DOM
13. 2026-05-31
    days on market $245,000 Active 14 DOM
14. 2026-05-18
    listed $245,000 Active 948-char remark
15. 2026-05-13
    historical $245,000 948-char remark
16. 2024-08-24
    historical
17. 2024-08-16
    listed $205,000 Active
18. 2017-04-07
    soldstatus Sold

    Show marketing remark (427 chars)

    Bring your tool belt and build equity in this 3 bedroom 1.5 story home with much potential. Home sits on a 1.2 acre m/l fenced lot. Eat in kitchen, living room has a fireplace and a cathedral ceiling. Upstairs has bedroom 3 and a full bathroom. Maintenance free siding, front deck and more. Nice quiet country setting in Sunset Hills. Affordable starter home close to blacktop road. Storm cellar is located right out back door.

19. 2017-03-09
    status Pending

    Show marketing remark (427 chars)

    Bring your tool belt and build equity in this 3 bedroom 1.5 story home with much potential. Home sits on a 1.2 acre m/l fenced lot. Eat in kitchen, living room has a fireplace and a cathedral ceiling. Upstairs has bedroom 3 and a full bathroom. Maintenance free siding, front deck and more. Nice quiet country setting in Sunset Hills. Affordable starter home close to blacktop road. Storm cellar is located right out back door.

20. 2017-02-20
    listed $61,000 Active

    Show marketing remark (427 chars)

    Bring your tool belt and build equity in this 3 bedroom 1.5 story home with much potential. Home sits on a 1.2 acre m/l fenced lot. Eat in kitchen, living room has a fireplace and a cathedral ceiling. Upstairs has bedroom 3 and a full bathroom. Maintenance free siding, front deck and more. Nice quiet country setting in Sunset Hills. Affordable starter home close to blacktop road. Storm cellar is located right out back door.

21. 2017-01-27
    historical
22. 2017-01-06
    listed $64,925 Auction
23. 2006-11-14
    soldstatus
24. 2006-09-25
    listed $90,000
25. 1999-11-12
    soldstatus
26. 1999-06-23
    listed $46,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$674/yr (+$56/mo · 46.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 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: $18,795
• − Mortgage interest: −$12,323
• − Property taxes: −$1,460
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,400
• Taxable loss: −$5,496
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $-237/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Wood Heights

• Score: 63/100
• State rank: #344
• US rank: #15543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clay County · 220,651 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.83%
• Current HPI: 302.9184
• 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

+378.3% since first listed

15 events — show timeline

• 2026-06-14 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $235,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listed $245,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $245,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-16 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-03-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-02-20 Listed $61,000 Heartland MLS as Distributed by MLS Grid
• 2017-01-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-01-06 Listed $64,925 Heartland MLS as Distributed by MLS Grid
• 2006-11-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-09-25 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 1999-11-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-06-23 Listed $46,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $1,460 · +5.4% YoY. Source: county tax records.