3005 Woodwinds Ct · Kirksville, MO 63501

$59,000

2 bd · 1.0 ba · 813 sqft · Condo public records · 1463 Days on market

Built 1981 $73/sqft · 22% above area Est $48k · 22% over $125/mo HOA · 15% of rent ↓ 5% 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 +25.4/30.0
• 1% rule +9.0/10.0
• DSCR +8.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom Condo at Woodwinds with good rental history. Pool, tennis court, carport and storage area. Association fee includes exterior maintenance, Insurance, snow and lawn service, trash and reserve fund. Contact Zach Springer at 660-341-2405 for your showing. Rented thru April 2026 @ $575/month.

Key facts

• Pool
• Built 1981
• Listed 1462 days

Property features AI

Finance

• Other: Located in Woodwinds of Kirksville subdivision
• HOA & community: Homeowners association with $125 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Deck; In-ground pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Electric oven; Electric range; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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).
• This rent is only 16% of the median local income ($61k/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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 1463 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 1463 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.40% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 5.9

CMA / ARV

• ARV (median comp): $48,299
• List price: $59,000
• Delta: 22.16%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-988
• Equity at exit: $8,797

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $9,982
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.9×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$25
• HOA: −$125
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $136

Break-even live

Break-even rent $656

Max offer price $59,000

Occupancy floor 79%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Likely covers: trashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $59,000 Active 1463 DOM
2. 2026-06-18
   days on market $59,000 Active 1462 DOM
3. 2026-06-17
   days on market $59,000 Active 1461 DOM
4. 2026-06-16
   days on market $59,000 Active 1460 DOM
5. 2026-06-15
   days on market $59,000 Active 1459 DOM
6. 2026-06-14
   days on market $59,000 Active 1457 DOM
7. 2026-06-12
   days on market $59,000 Active 1456 DOM
8. 2026-06-09
   days on market $59,000 Active 1453 DOM
9. 2026-06-08
   days on market $59,000 Active 1452 DOM
10. 2026-06-07
    days on market $59,000 Active 1451 DOM
11. 2026-06-07
    days on market $59,000 Active 1450 DOM
12. 2026-06-04
    days on market $59,000 Active 1447 DOM
13. 2026-06-02
    days on market $59,000 Active 1446 DOM
14. 2026-06-01
    days on market $59,000 Active 1445 DOM
15. 2026-05-31
    days on market $59,000 Active 1444 DOM
16. 2026-05-31
    days on market $59,000 Active 1443 DOM
17. 2026-01-02
    status Active
18. 2025-01-07
    status Active
19. 2024-05-23
    price $59,000
20. 2024-04-02
    status Active
21. 2023-05-12
    status Active
22. 2022-11-03
    status Active
23. 2022-04-22
    listed $62,000 Active

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,935
• − Mortgage interest: −$3,305
• − Property taxes: −$713
• − Insurance: −$295
• − Repairs & maintenance: −$795
• − Management: −$795
• − HOA: −$1,500
• − Depreciation: −$1,716
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $1,432/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

-4.8% since first listed

7 events — show timeline

• 2026-01-02 Relisted — NECAR
• 2025-01-07 Relisted — NECAR
• 2024-05-23 Price Changed $59,000 NECAR
• 2024-04-02 Relisted — NECAR
• 2023-05-12 Relisted — NECAR
• 2022-11-03 Relisted — NECAR
• 2022-04-22 Listed $62,000 NECAR

Property tax history

+2.6%/yr

Latest (2025): $713 · +13.9% YoY. Source: county tax records.