12404 S Acacia Dr · Lake Lotawana, MO 64086

$275,706

3 bd · 2.5 ba · 1,315 sqft · Land · 50 Days on market

Built 2026 8,638 sqft lot $97/mo HOA · 4% of rent

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Woodlawn Estates, a thoughtfully crafted Ashlar Homes community located in Lake Lotawana, MO-part of the highly regarded Lee's Summit School District. This neighborhood features spacious single-family homes with open-concept layouts, stylish finishes, and energy-efficient features designed for today's modern lifestyles. Conveniently situated just off Highway 50 and 7 Highway, Woodlawn Estates offers the perfect balance of tranquility and accessibility-just minutes from shopping, dining, and outdoor recreation, making your daily routine simple and stress-free. Now underway in this community: a brand-new collection of maintenance-provided Villas, offering low-maintenance living without sacrificing style or comfort. Perfect for those seeking ease and convenience, these Villas are ideal for homeowners who want to spend more time enjoying life and less time on upkeep. Best of all, Villa residents enjoy full access to the neighborhood's amenities and community features-so you can experience everything Woodlawn Estates has to offer, with added peace of mind. With trusted craftsmanship, a welcoming community feel, and a location that blends privacy with connection, Woodlawn Estates is more than just a place to live-it's a place to belong.

Key facts

• Quartz countertops
• Linen closet
• Lvp flooring

Tags

• LVP FLOORING
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BEDROOM-LEVEL LAUNDRY
• LINEN CLOSET

Property features AI

Finance

• Other: Green/energy-efficient features: fiber cement, insulated concrete forms, added insulation, thermostat; Estimated completion and builder-provided warranties noted
• HOA & community: Homeowners association with annual fee; Annual association fee includes curbside recycling, lawn service, and trash; Community amenities include pool, pickleball courts, play area, and other shared facilities; Lawn maintenance provided

Exterior

• Parking: Attached garage with garage door opener; garage faces front; 1-car garage
• Security: Smart door lock; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Attached property; Under construction (estimated completion 91–150 days); 2-story floor plan; Above-grade living area per plans
• Construction: Concrete construction materials; Composition (shingle) roof; Slab foundation; Builder: Ashlar (model: Newman); Age: 2 years or less (builder warranty and 10-year warranty)
• Exterior features: Patio; City lot on a cul-de-sac; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Quartz countertops; Dishwasher; Disposal; Microwave; Free-standing electric oven
• Bedrooms: 3 bedrooms (primary and others on second level referenced); Bedroom level: second (for two bedrooms listed), main level bedroom(s) noted
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Shower only in one bathroom; Shower over tub in another bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central); Smart thermostat
• Interior features: Ceiling fans; Kitchen island; Pantry; Smart thermostat; Walk-in closets; Thermal windows
• Laundry & utility: Laundry located at bedroom level in hall

🏗️ New construction. The $275,706 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $276k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.4% below list).
• Recommended offer: $217k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Lake Lotawana — 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 63/100 on livability (#360 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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); Pleasant Lea Middle (math 45% / reading 49%, grade D+, #95 of 391 statewide, top 25%, 938 students, 22% FRL); Lee'S Summit Sr. High (math 31% / reading 66%, grade D, #147 of 521 statewide, top 29%, 1,920 students, 21% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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

• It's been on market 50 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $216,613 (21.4% 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 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 10.5

CMA / ARV

• ARV (median comp): $272,400
• List price: $275,706
• Delta: 1.21%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-59,862
• Equity at exit: $40,616

10-year hold

• IRR: -15.5%
• Equity multiple: 0.10×
• Total profit: $-68,473
• Equity at exit: $23,552

Cash invested: $76,272 (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 64086

• Rents YoY: 3.6%
• Active inventory: 247
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$1,428
• Tax est. 1.5%: −$340 /mo · $4,086/yr
• Insurance: −$114
• HOA: −$97
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-268

Break-even live

Break-even rent $2,506

Max offer price $233,583

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-174	+0% $-268	+5% $-362	+10% $-457
Rent	-10% $-439	-5% $-354	+0% $-268	+5% $-183	+10% $-97
Rate	-1.0pp $-131	-0.5pp $-199	base $-268	+0.5pp $-339	+1.0pp $-411

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: $68,100
• Closing costs: $8,172
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27424 E Cedar Grove Dr Lees Summit, MO	3.0	2.5	1622	$3,200	$1.97	4d	1	0.31mi

HOA detail

• Monthly dues: $97 · $1,164/yr

Listing history 9 events

1. 2026-06-08
   status $275,706 Pending 50 DOM
2. 2026-06-07
   days on market $275,706 Active 50 DOM
3. 2026-06-05
   days on market $275,706 Active 47 DOM
4. 2026-06-03
   days on market $275,706 Active 46 DOM
5. 2026-06-02
   days on market $275,706 Active 45 DOM
6. 2026-06-01
   days on market $275,706 Active 44 DOM
7. 2026-05-31
   days on market $275,706 Active 43 DOM
8. 2026-04-18
   listed $275,706 Active 1193-char remark
9. 2026-01-28
   listed $275,706 Active 1261-char remark

   Show marketing remark (1261 chars)

   Welcome to Woodlawn Estates, a thoughtfully crafted Ashlar Homes community located in Lake Lotawana, MO-part of the highly regarded Lee's Summit School District. This neighborhood features spacious single-family homes with open-concept layouts, stylish finishes, and energy-efficient features designed for today's modern lifestyles. Conveniently situated just off Highway 50 and 7 Highway, Woodlawn Estates offers the perfect balance of tranquility and accessibility-just minutes from shopping, dining, and outdoor recreation, making your daily routine simple and stress-free. Now underway in this community: a brand-new collection of maintenance-provided Villas, offering low-maintenance living without sacrificing style or comfort. Perfect for those seeking ease and convenience, these Villas are ideal for homeowners who want to spend more time enjoying life and less time on upkeep. Best of all, Villa residents enjoy full access to the neighborhood's amenities and community features-so you can experience everything Woodlawn Estates has to offer, with added peace of mind. With trusted craftsmanship, a welcoming community feel, and a location that blends privacy with connection, Woodlawn Estates is more than just a place to live-it's a place to belong.

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

Taxation est. · year 1

• Rental income: $25,994
• − Mortgage interest: −$15,259
• − Property taxes: −$4,086
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$1,164
• − Depreciation: −$7,924
• Taxable loss: −$7,960
• Est. tax savings @ 24.0%: +$1,910
• After-tax cash flow: $-1,309/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 — Lake Lotawana

• Score: 63/100
• State rank: #360
• US rank: #15870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Lotawana, MO
• County: Jackson County · 687,798 people
• City population: 23,483
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,599
• Household income: $102,099
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 513.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -180.18%
• Current HPI: 232.2858
• Rent YoY: ▲ 3.58%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Listed $275,706 Heartland MLS as Distributed by MLS Grid
• 2026-01-28 Listed $275,706 Zillow

Property tax history

+3.5%/yr

Latest (2025): $541 · +3.5% YoY. Source: county tax records.