5062 NW Woodside Ct · Riverside, MO 64150

$200,000

3 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 14 Days on market

Built 2006 0.25 ac lot Est $325k · 38% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 BR 2 1/2 BA 2 Story Home Serious buyers only! Great deal for experienced cash investors. The home is In need of a complete rehab. It is being sold as is with no warranties/repairs. It is a large home on a large lot in a desirable neighborhood and area. Minutes from several major highways Park Hill Schools Our loss is your gain - Make the repairs and get the equity! Property is priced to sell and being sold as is! Repairs needed include but not limited to: - Carpet removed/replaced throughout - Sheet rock repaired/replaced - Walls cleaned and painted throughout - Plumbing repairs - Damage from burst pipe in master bathroom - HVAC system needs to be serviced - has not being used in s

Key facts

• 0.25 acre lot
• Built 2006
• Listed 14 days

Property features AI

Exterior

• Home design: House
• Exterior features: Lot of approximately 10,890 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.5% vs local median 0.3% in Riverside — 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 55/100 on livability (#723 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools B; Watch: housing C-, crime F, amenities F.
• Park Hill (urban): math 47% / reading 54% proficiency, ranked #26 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.03% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $324,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 NW 50th St	0.25mi	4/3.0 (+1)	2,016 (+0%)	7mo	$425,000	$211	72
5508 NW Meadowvale Dr	0.57mi	3/2.0	2,034 (+1%)	2mo	$265,000	$130	69
5043 NW Woodside Dr	0.03mi	4/3.0 (+1)	2,104 (+5%)	22mo	$365,000	$173	63
5601 NW Platte Purchase Dr	0.69mi	3/2.0	2,010 (+0%)	10mo	$292,000	$145	59
5029 NW Timberline Dr	0.12mi	4/3.0 (+1)	2,115 (+5%)	22mo	$429,000	$203	58
2021 NW 50th Ter	0.66mi	3/2.0	1,908 (-5%)	7mo	$200,000	$105	55
5317 Waukomis Dr	0.68mi	3/2.0	1,828 (-9%)	1mo	$329,900	$180	53
5613 N Mayview Ave	0.74mi	3/2.5	1,906 (-5%)	6mo	$299,999	$157	50
3601 NW 56th St	0.74mi	3/2.5	1,931 (-4%)	9mo	$312,000	$162	50
4953 NW High Dr	0.45mi	4/2.5 (+1)	2,220 (+11%)	7mo	$519,950	$234	49
3202 NW Cerrito Ln	0.36mi	3/3.0	2,252 (+12%)	17mo	$300,000	$133	44
5452 NW Venetian Dr	0.51mi	4/2.0 (+1)	1,726 (-14%)	19mo	$270,000	$156	32

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-19,958
• Equity at exit: $29,821

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,188
• Equity at exit: $17,292

Cash invested: $56,000 (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 64150

• Home prices YoY: -20.3%
• Active inventory: 63
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$293 /mo · $3,513/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $195

Break-even live

Break-even rent $1,804

Max offer price $200,000

Occupancy floor 86%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 NW 56th Ter Kansas City, MO	3.0	2.0	1464	$1,899	$1.30	43d	1	0.95mi
5709 N Harden Ave Kansas City, MO	3.0	2.0	2100	$2,145	$1.02	20d	1	1.05mi
5630 NW Hillside Dr Kansas City, MO	3.0	1.0	1600	$1,750	$1.09	3d	1	1.08mi

Listing history 10 events

1. 2026-06-18
   days on market $200,000 Active 14 DOM
2. 2026-06-17
   days on market $200,000 Active 13 DOM
3. 2026-06-16
   days on market $200,000 Active 12 DOM
4. 2026-06-15
   days on market $200,000 Active 11 DOM
5. 2026-06-13
   days on market $200,000 Active 9 DOM
6. 2026-06-13
   days on market $200,000 Active 8 DOM
7. 2026-06-09
   days on market $200,000 Active 5 DOM
8. 2026-06-08
   days on market $200,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $200,000 Active 3 DOM

ⓘ 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: $3,513 · $293/mo
• Projected year-2 tax: $3,513 · $293/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,600
• − Mortgage interest: −$11,203
• − Property taxes: −$3,513
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,818
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,544/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: Park Hill
• NCES district ID: 2923550
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $67,616
• Composite: 44.86/100
• National rank: #2723
• State rank: #26 of 324 in MO

Livability — Riverside

• Score: 55/100
• State rank: #723
• US rank: #23098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, MO
• County: Platte County · 100,198 people
• City population: 4,463
• Metro: Kansas City, MO-KS
• Population (ZIP): 4,463
• Household income: $58,846
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 122.0

Population outlook (Platte County) Hauer SSP2

• Today (2025): 111,772 people
• By 2030: 119,173 · +6.6%
• By 2040: 133,326 · +19.3%
• By 2050: 146,617 · +31.2%
• By 2075: 178,626 · +59.8%
• By 2100: 195,638 · +75.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 16% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: English 4% Romanian 2% Italian 1%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Platte

• 2024 margin: Toss-up / Even · D 47.7% · R 50.8% · Other 1.4%
• 2008→2024 swing: +3.2pp toward D · 2008: -6.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+3.0 2016: R+13.0 2012: R+14.2 2008: R+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.70%
• Current HPI: 241.9356
• 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

1 event — show timeline

• 2026-06-04 Listed $200,000 ForSaleByOwner.com

Property tax history

+2.5%/yr

Latest (2025): $3,513 · +13.1% YoY. Source: county tax records.