4001 E State Route 10 Hwy · Wood Heights, MO 64024

$90,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.29 ac lot ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a good home to put a little work into and have some equity? This is a must see! School nearby, shopping and even a winery! If you`re looking for a country feel but close to the city, this home checks it all!

Key facts

• Winery
• School nearby
• Shopping

Tags

• SCHOOL NEARBY
• SHOPPING
• WINERY
• CLOSE TO THE CITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

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: crime D, amenities F, commute 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.
• Zoned schools: Elkhorn Elementary (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 207 students, 47% FRL); Excelsior Springs High (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 787 students, 37% FRL) — zoned schools at 42% FRL track the district average.
• 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $90,000

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Kent St	0.06mi	3/1.0	1,056 (-12%)	8mo	$199,900	$189	70
4039 Bombay Cir	0.52mi	3/2.0	1,120 (-7%)	13mo	$180,000	$161	50

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: 23.9%
• Equity multiple: 1.98×
• Total profit: $24,809
• Equity at exit: $13,419

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $72,359
• Equity at exit: $7,782

Cash invested: $25,200 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $618

Break-even live

Break-even rent $763

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $669	-5% $644	+0% $618	+5% $593	+10% $567
Rent	-10% $496	-5% $557	+0% $618	+5% $679	+10% $740
Rate	-1.0pp $664	-0.5pp $641	base $618	+0.5pp $595	+1.0pp $571

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-09-21
   status Pending
2. 2025-09-20
   listed $90,000 Active
3. 2025-08-15
   status Pending
4. 2025-08-14
   listed $125,000 Active
5. 2025-08-14
   historical

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 4/10 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: $18,543
• − Mortgage interest: −$5,041
• − Property taxes: −$1,115
• − Insurance: −$450
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,618
• Taxable income: $6,351
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $5,896/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

• Census place: Wood Heights, MO
• 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

-28.0% since first listed

5 events — show timeline

• 2025-09-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-09-20 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-14 Listed $125,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,115 · +5.3% YoY. Source: county tax records.