601 Woodwinds Ct · Kirksville, MO 63501

$88,000

3 bd · 2.0 ba · 1,109 sqft · Condo public records · 119 Days on market

Built 1984 $79/sqft · 33% below area Est $132k · 33% under $220/mo HOA · 20% of rent ↓ 7% since listing

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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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +6.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carefree Ease of Condo Living Awaits YOU!!! Located in the fabulous North end of Kirksville, this 3- BEDROOM, 2 BATH LOWER LEVEL, ALL ELECTRIC, Condo is Waiting For You! Features a comfortable easy flowing floor plan, central air, a master bedroom with two closets and en suite bath, plus all appliances are included! Whether looking for the ease and convenience of carefree living or to add to your investment package--do not let this one pass you by! Woodwind HOA association dues are $660 per quarter. Association takes care of lawn, snow removal, and exterior maintenance. Amenities include carport, storage unit, swimming pool, tennis court, and outdoor grilling areas. Call or text Mark Whitney at 660-341-4527 for your personal showing today! C. Mark Whitney for ALL Your Real Estate Needs!

Key facts

• Tennis court
• Carport
• Swimming pool

Tags

• EN SUITE BATH
• ALL APPLIANCES INCLUDED
• CARPORT
• STORAGE UNIT
• SWIMMING POOL
• TENNIS COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.2% in Kirksville — 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 67/100 on livability (#211 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools C-, crime D, amenities F.
• Kirksville R-III (town): math 31% / reading 45% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 234 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $80,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 6.5

CMA / ARV

• ARV (median comp): $131,532
• List price: $88,000
• Delta: -33.10%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-7,948
• Equity at exit: $13,121

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $991
• Equity at exit: $7,609

Cash invested: $24,640 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$37
• HOA: −$220
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $100

Break-even live

Break-even rent $997

Max offer price $88,000

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: electricsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-02
   statuslisting id $88,000 Pending 119 DOM
2. 2026-06-01
   days on market $88,000 Active 119 DOM
3. 2026-05-31
   days on market $88,000 Active 118 DOM
4. 2026-05-31
   days on market $88,000 Active 117 DOM
5. 2026-04-20
   price $88,000 798-char remark

   Show marketing remark (798 chars)

   Carefree Ease of Condo Living Awaits YOU!!! Located in the fabulous North end of Kirksville, this 3- BEDROOM, 2 BATH LOWER LEVEL, ALL ELECTRIC, Condo is Waiting For You! Features a comfortable easy flowing floor plan, central air, a master bedroom with two closets and en suite bath, plus all appliances are included! Whether looking for the ease and convenience of carefree living or to add to your investment package--do not let this one pass you by! Woodwind HOA association dues are $660 per quarter. Association takes care of lawn, snow removal, and exterior maintenance. Amenities include carport, storage unit, swimming pool, tennis court, and outdoor grilling areas. Call or text Mark Whitney at 660-341-4527 for your personal showing today! C. Mark Whitney for ALL Your Real Estate Needs!

6. 2026-04-20
   price $88,000 798-char remark

   Show marketing remark (798 chars)

   Carefree Ease of Condo Living Awaits YOU!!! Located in the fabulous North end of Kirksville, this 3- BEDROOM, 2 BATH LOWER LEVEL, ALL ELECTRIC, Condo is Waiting For You! Features a comfortable easy flowing floor plan, central air, a master bedroom with two closets and en suite bath, plus all appliances are included! Whether looking for the ease and convenience of carefree living or to add to your investment package--do not let this one pass you by! Woodwind HOA association dues are $660 per quarter. Association takes care of lawn, snow removal, and exterior maintenance. Amenities include carport, storage unit, swimming pool, tennis court, and outdoor grilling areas. Call or text Mark Whitney at 660-341-4527 for your personal showing today! C. Mark Whitney for ALL Your Real Estate Needs!

7. 2026-02-02
   listed $94,900 Active 798-char remark

   Show marketing remark (798 chars)

   Carefree Ease of Condo Living Awaits YOU!!! Located in the fabulous North end of Kirksville, this 3- BEDROOM, 2 BATH LOWER LEVEL, ALL ELECTRIC, Condo is Waiting For You! Features a comfortable easy flowing floor plan, central air, a master bedroom with two closets and en suite bath, plus all appliances are included! Whether looking for the ease and convenience of carefree living or to add to your investment package--do not let this one pass you by! Woodwind HOA association dues are $660 per quarter. Association takes care of lawn, snow removal, and exterior maintenance. Amenities include carport, storage unit, swimming pool, tennis court, and outdoor grilling areas. Call or text Mark Whitney at 660-341-4527 for your personal showing today! C. Mark Whitney for ALL Your Real Estate Needs!

8. 2026-02-02
   listed $94,900 Active 798-char remark

   Show marketing remark (798 chars)

   Carefree Ease of Condo Living Awaits YOU!!! Located in the fabulous North end of Kirksville, this 3- BEDROOM, 2 BATH LOWER LEVEL, ALL ELECTRIC, Condo is Waiting For You! Features a comfortable easy flowing floor plan, central air, a master bedroom with two closets and en suite bath, plus all appliances are included! Whether looking for the ease and convenience of carefree living or to add to your investment package--do not let this one pass you by! Woodwind HOA association dues are $660 per quarter. Association takes care of lawn, snow removal, and exterior maintenance. Amenities include carport, storage unit, swimming pool, tennis court, and outdoor grilling areas. Call or text Mark Whitney at 660-341-4527 for your personal showing today! C. Mark Whitney for ALL Your Real Estate Needs!

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$19/yr (+$2/mo · 2.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,488
• − Mortgage interest: −$4,929
• − Property taxes: −$834
• − Insurance: −$440
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − HOA: −$2,640
• − Depreciation: −$2,560
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,221/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: Kirksville R-III
• NCES district ID: 2916740
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $33,570
• Composite: 31.21/100
• National rank: #6037
• State rank: #194 of 324 in MO

Livability — Kirksville

• Score: 67/100
• State rank: #211
• US rank: #10590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirksville, MO
• County: Adair County · 21,218 people
• City population: 21,218
• Metro: Kirksville, MO
• Population (ZIP): 21,218
• Household income: $60,729
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 702.0

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.58%
• Current HPI: 168.7332
• Rent YoY: ▲ 2.82%
• Metro: Kirksville, MO
• 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

-7.3% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $88,000 NECAR
• 2026-04-20 Price Changed $88,000 NECAR
• 2026-02-02 Listed $94,900 NECAR
• 2026-02-02 Listed $94,900 NECAR

Property tax history

+2.1%/yr

Latest (2025): $834 · +13.9% YoY. Source: county tax records.