601 Woodard Dr · Kirkwood, MO 63122

$265,000

2 bd · 2.0 ba · 1,167 sqft · SingleFamily public records · 4 Days on market

Built 1941 0.30 ac lot $227/sqft · at area comps Est $368k · 28% under

---

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 +7.1/30.0
• Schools +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

RARE opportunity to BUILD YOUR DREAM HOME or call this quaint, all brick gem your very own! PRIME LOT--1/3 acre located on a quiet cul-de-sac! Whether you join other new construction ($1 million+) homes or enjoy this charming home as your own or as a rental property, the possibilities are endless! Natural light fills the living room with stone fireplace and french doors leading to the large, screened porch. A spacious dining room opens to the living area-perfect for everyday living and entertaining. Two bedrooms, updated kitchen, and an updated full bath complete the main level's perfect picture. A partially finished lower level includes a cozy family room with stone fireplace, possible 3r

Key facts

• 0.3 acre lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Attached garage (1-car) with garage door opener; garage faces rear
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One-level with finished basement; Brick exterior
• Construction: Brick construction; Stone foundation
• Exterior features: Rear screened porch; Fenced backyard; Cul-de-sac lot; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Gas Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (one on main level, one in lower level/basement)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave; Gas Range; Refrigerator; Gas Water Heater; Wood flooring; Two fireplaces (living room and basement); Basement partially finished with full bathroom, sleeping area, sump pump and walk-out access
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (33.8% below list).
• Recommended offer: $175k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.4% in Kirkwood — 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 78/100 on livability (#27 in MO, #2,478 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: cost of living C-, commute F.
• Kirkwood R-VII (suburban): math 57% / reading 68% proficiency, ranked #5 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: W. W. Keysor Elem. (math 56% / reading 66%, grade B, #114 of 1,115 statewide, top 10%, 618 students, 5% FRL); Kirkwood Sr. High (math 72% / reading 79%, grade A-, #3 of 521 statewide, top 0%, 1,775 students, 11% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 214 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 15% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $220k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,426 (33.8% 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. Built in 1941 — 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 A-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: 0.66% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

• ARV (median comp): $367,876
• List price: $265,000
• Delta: -27.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Hickory Hollow Ln	0.16mi	2/2.0	1,200 (+3%)	11mo	$399,000	$333	78
603 Mclain Ln	0.06mi	2/2.0	1,313 (+12%)	8mo	$310,000	$236	70
1011 Brooksgate Manor Dr	0.45mi	2/1.5	1,207 (+3%)	7mo	$269,900	$224	65
332 Caroline Ave	0.40mi	3/2.0 (+1)	1,137 (-3%)	10mo	$389,900	$343	64
507 Alphonse Dr	0.26mi	2/2.0	1,284 (+10%)	11mo	$350,000	$273	62
442 Magnolia Ave	0.22mi	2/1.0	1,295 (+11%)	9mo	$199,900	$154	60
1001 Maeville Dr	0.44mi	3/1.5 (+1)	1,176 (+1%)	14mo	$294,900	$251	60
703 S Geyer Rd	0.11mi	3/1.0 (+1)	1,312 (+12%)	8mo	$250,000	$191	59
435 Heman Dr	0.21mi	2/1.0	1,023 (-12%)	12mo	$210,000	$205	56
941 Harvey St	0.58mi	2/1.0	1,266 (+8%)	15mo	$299,900	$237	42
1011 Couch Ave	0.58mi	3/3.0 (+1)	1,320 (+13%)	14mo	$475,000	$360	30
285 Frieda Ave	0.70mi	3/1.0 (+1)	1,036 (-11%)	15mo	$349,999	$338	27

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.18×
• Total profit: $-60,583
• Equity at exit: $39,512

10-year hold

• IRR: -10.6%
• Equity multiple: 0.26×
• Total profit: $-54,694
• Equity at exit: $22,912

Cash invested: $74,200 (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 63122

• Rents YoY: 6.6%
• Active inventory: 214
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-381

Break-even live

Break-even rent $2,237

Max offer price $197,686

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-306	+0% $-381	+5% $-456	+10% $-531
Rent	-10% $-520	-5% $-450	+0% $-381	+5% $-312	+10% $-242
Rate	-1.0pp $-248	-0.5pp $-314	base $-381	+0.5pp $-450	+1.0pp $-520

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 S Clay Ave Saint Louis, MO	3.0	2.0	1250	$1,650	$1.32	9d	1	0.45mi
10820 Big Bend Rd Kirkwood, MO	2.0	1.0	1000	$1,595	$1.59	45d	1	0.57mi
447 W Jefferson Ave Kirkwood, MO	1.0	1.0	850	$1,695	$1.99	25d	1	0.76mi
200 Kirkwood Pl Kirkwood, MO	1.0	1.5	868	$1,850	$2.13	45d	1	0.87mi
141 E Madison Ave Kirkwood, MO	1.0–2.0	1.0–2.0	1017	$2,765	$2.72	0d	11	0.92mi
1722 W Woodbine Ave Saint Louis, MO	2.0	1.0	898	$1,395	$1.55	0d	1	0.98mi
907 Carriage Circle Ln Unit 901F-CCL Kirkwood, MO	2.0	2.0	985	$1,750	$1.78	45d	1	1.09mi
416 N Kirkwood Rd St. Louis, MO	2.0	1.0–2.0	890	$3,751	$4.21	0d	5	1.11mi
1937 Greenpoint Dr Kirkwood, MO	2.0	2.0	992	$1,600	$1.61	45d	1	1.21mi
1926 Hunting Lake Ct Kirkwood, MO	3.0	2.0	1216	$2,000	$1.64	3d	1	1.21mi
1943 Greenpoint Dr Kirkwood, MO	2.0	2.0	1216	$1,595	$1.31	0d	1	1.22mi
1943 Greenpoint Dr Kirkwood, MO	2.0	2.0	1216	$1,595	$1.31	9d	1	1.22mi
240 W Essex Ave Kirkwood, MO	3.0	2.0	1500	$1,650	$1.10	45d	1	1.22mi
1968 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,600	$1.72	19d	1	1.25mi
1969 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,595	$1.72	9d	1	1.26mi
1969 Green Glen Dr Kirkwood, MO	2.0	2.0	929	$1,595	$1.72	0d	1	1.26mi
1996 Greenglen Dr #103 Saint Louis, MO	2.0	2.0	1015	$1,700	$1.67	0d	1	1.29mi
467 S Holmes Ave Unit B Kirkwood, MO	2.0	1.0	700	$1,099	$1.57	25d	1	1.40mi

Listing history 12 events

1. 2026-05-15
   status Pending 877-char remark
2. 2026-05-15
   status Active 877-char remark
3. 2026-05-10
   status Pending 877-char remark
4. 2026-05-07
   listed $265,000 Active 877-char remark
5. 2026-05-02
   historical $265,000 877-char remark
6. 2026-05-02
   listed $265,000 Active 877-char remark
7. 2006-09-19
   soldstatus $220,000
8. 2002-11-08
   soldstatus
9. 2002-11-08
   soldstatus $170,000
10. 2001-02-23
    soldstatus $162,500
11. 2000-10-31
    soldstatus $112,500
12. 2000-09-22
    soldstatus $105,000

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,051
• − Mortgage interest: −$14,844
• − Property taxes: −$3,202
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$7,709
• Taxable loss: −$9,397
• Est. tax savings @ 24.0%: +$2,255
• After-tax cash flow: $-2,317/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: Kirkwood R-VII
• NCES district ID: 2916770
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $85,581
• Composite: 56.51/100
• National rank: #1153
• State rank: #5 of 324 in MO

Livability — Kirkwood

• Score: 78/100
• State rank: #27
• US rank: #2478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirkwood, MO
• County: Saint Louis County · 888,823 people
• City population: 41,634
• Metro: St. Louis, MO-IL
• Population (ZIP): 41,634
• Household income: $136,385
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 738.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -413.98%
• Current HPI: 242.2782
• Rent YoY: ▲ 6.63%
• Metro: St. Louis, MO-IL
• 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

+152.4% since first listed

13 events — show timeline

• 2026-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-10 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $265,000 MARIS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $265,000 MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $265,000 MARIS as Distributed by MLS Grid
• 2006-09-19 Sold (Public Records) $220,000 Public Records
• 2002-11-08 Sold (Public Records) $170,000 Public Records
• 2002-11-08 Sold (Public Records) — Public Records
• 2001-02-23 Sold (Public Records) $162,500 Public Records
• 2000-10-31 Sold (Public Records) $112,500 Public Records
• 2000-09-22 Sold (Public Records) $105,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $3,202 · +1.3% YoY. Source: county tax records.