5546 N Woodland Ave · Kansas City, MO 64118

$135,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1956 9,148 sqft lot $141/sqft · 36% below area Est $212k · 36% under

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

True Ranch Style home with fenced yard, large deck, and useful storage shed. Great location and schools! Appliances are staying including refrigerator, washer, dryer and deep freeze! The house is in need of some cosmetic updates. Owner is selling this home is it's present condition.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Not located in a flood plain; Approximately 960 above-grade living area (public records); Age estimate: 51-75 years

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Full concrete basement
• Exterior features: Deck; Metal fencing; Shed(s); City lot; Paved road with public maintenance

Interior

• Kitchen: Gas range; Free-standing electric oven; Refrigerator; Exhaust fan; Freezer; Dryer
• Bedrooms: 3 bedrooms (one on the main floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Attic fan; Electric cooling
• Interior features: Stained cabinets; Smoke detector(s)
• Laundry & utility: Washer; Laundry in basement; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.0% vs local median 3.9% in Kansas City — 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 (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Davidson Elementary (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 517 students, 58% FRL); North Kansas City High (math 14% / reading 37%, grade F, #433 of 521 statewide, top 83%, 1,640 students, 55% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 185 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (median comp): $212,177
• List price: $135,000
• Delta: -36.37%
• 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
5546 N Woodland Ave	0.00mi	3/1.0	960 (0%)	0mo	$135,000	$141	100
5705 N Woodland Ave	0.22mi	3/1.0	925 (-4%)	8mo	$235,000	$254	77
5818 N Garfield Ave	0.42mi	3/1.0	977 (+2%)	2mo	$220,000	$225	76
2415 Pursell Rd	0.40mi	3/1.0	925 (-4%)	1mo	$195,000	$211	74
5613 N Garfield Ave	0.22mi	2/2.0 (-1)	975 (+2%)	10mo	$215,000	$221	70
5109 N Garfield Ave	0.56mi	3/2.0	960 (0%)	3mo	$230,000	$240	67
5713 N Woodland Ave	0.28mi	3/1.0	846 (-12%)	3mo	$195,000	$230	64
5503 N Kansas Ave	0.71mi	2/1.0 (-1)	985 (+3%)	4mo	$235,000	$239	54
2506 NE 53rd St	0.52mi	2/1.0 (-1)	892 (-7%)	6mo	$230,000	$258	54
5515 N Troost Ave	0.48mi	2/1.5 (-1)	1,040 (+8%)	8mo	$199,500	$192	51
2408 NE 60th St	0.68mi	2/1.0 (-1)	880 (-8%)	3mo	$197,000	$224	47
1513 NE 52nd St	0.51mi	3/2.5	1,080 (+12%)	10mo	$255,000	$236	41

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,885
• Equity at exit: $20,129

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $25,126
• Equity at exit: $11,672

Cash invested: $37,800 (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 64118

• Rents YoY: 3.2%
• Active inventory: 185
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$708
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $308

Break-even live

Break-even rent $1,213

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $385	-5% $346	+0% $308	+5% $270	+10% $232
Rent	-10% $182	-5% $245	+0% $308	+5% $371	+10% $435
Rate	-1.0pp $376	-0.5pp $343	base $308	+0.5pp $273	+1.0pp $238

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 A NE Kendallwood Pkwy Gladstone, MO	1.0–3.0	1.0–2.5	1079	$1,895	$1.76	44d	1	0.70mi
6011 N Forest Ave Kansas City, MO	3.0	1.0	986	$1,595	$1.62	8d	1	0.80mi
4763 N Highland Ave Kansas City, MO	1.0–2.0	1.0	950	$1,195	$1.26	3d	13	0.99mi
5322 N Bales Ave Kansas City, MO	3.0	1.0	912	$1,495	$1.64	24d	1	1.07mi
5000 N Oak Trfy Kansas City, MO	3.0	1.0–2.0	1225	$1,340	$1.09	44d	1	1.34mi

Listing history 3 events

1. 2026-05-09
   status Pending 283-char remark
2. 2026-05-09
   listed $135,000 Active 283-char remark
3. 2026-04-30
   historical $135,000 283-char remark

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 · 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: $19,238
• − Mortgage interest: −$7,562
• − Property taxes: −$2,329
• − Insurance: −$675
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,927
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $3,298/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 41,984
• Household income: $74,740
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1629.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.16%
• Current HPI: 240.9626
• Rent YoY: ▲ 3.20%
• 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

4 events — show timeline

• 2026-06-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $135,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $2,329 · +38.8% YoY. Source: county tax records.