4925 NE Sherwood Dr · Kansas City, MO 64119

$185,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 1 Days on market

Built 1957 10,018 sqft lot Est $228k · 19% under $6/mo HOA

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look past the stuff and see this AMAZING HOME! This raised ranch 4-bedroom, 3-bathroom home, 1-car garage with a finished basement and living quarters, has TONS of potential. There are hardwood floors throughout the first floor, a fireplace in the living room, and great built-ins in the living room area. The kitchen has a pantry with a newer stove--more space than it seems. The primary bedroom has a full bathroom. The additional living area has vaulted ceilings and skylights, making it bright and perfect for a formal dining, office, or game room. The finished basement is a great setup for another living quarter for adult children, elderly parents, or to supplement your house payment with a

Key facts

• Pantry
• Living quarters
• Finished basement

Tags

• FINISHED BASEMENT
• LIVING QUARTERS
• HARDWOOD FLOORS
• FIREPLACE
• BUILT-INS
• PANTRY

Property features AI

Finance

• HOA & community: Part of Sherwood Estates HOA — $75 annually

Exterior

• Parking: Attached garage that faces front (1-car garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Residential property; Raised ranch; Located inside city limits
• Construction: Brick construction; Composition roof
• Exterior features: Patio with screened area; Metal fencing; City lot, paved public road (80 x 130)

Interior

• Kitchen: Eat-in kitchen and formal dining area; Dishwasher; Garbage disposal; Exhaust fan; Gas range
• Bedrooms: 4 bedrooms (some on first floor and one in basement)
• Bathrooms: 3 full bathrooms; One bathroom with shower over tub; One bathroom with shower only
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ceiling fans; In-law floorplan; Raised ranch floor plan; Finished full basement with a basement bedroom
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (8.2% below list).
• Recommended offer: $170k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Winnetonka High (math 16% / reading 51%, grade F, #349 of 521 statewide, top 67%, 1,284 students, 60% FRL) — zoned schools average 60% FRL vs 37% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 183 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,810 (8.2% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $228,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4950 NE Chouteau Dr	0.16mi	3/2.5	1,386 (+0%)	0mo	$275,000	$198	90
4942 N College Ave	0.21mi	3/2.0	1,424 (+3%)	1mo	$230,000	$162	84
4980 NE Chouteau Dr	0.25mi	3/2.0	1,344 (-3%)	0mo	$315,000	$234	84
4853 NE Gladstone Ave	0.28mi	3/2.0	1,428 (+3%)	1mo	$300,000	$210	81
3718 NE 48th St	0.20mi	4/2.0 (+1)	1,505 (+9%)	4mo	$300,000	$199	68
5218 N Spruce Ave	0.60mi	3/2.0	1,281 (-7%)	3mo	$300,000	$234	57
4456 N Bellefontaine Ave	0.57mi	3/2.0	1,560 (+13%)	3mo	$240,000	$154	50
4410 NE 46 St	0.70mi	3/2.0	1,240 (-10%)	1mo	$204,900	$165	49
4406 NE 49th St	0.60mi	3/1.5	1,252 (-10%)	8mo	$185,000	$148	48
4603 NE 47th Ter	0.72mi	3/2.0	1,529 (+10%)	4mo	$230,000	$150	45
2414 NE 48th St	0.71mi	2/2.0 (-1)	1,560 (+13%)	3mo	$230,000	$147	38
4604 NE 47th St	0.74mi	4/1.0 (+1)	1,213 (-12%)	6mo	$149,900	$124	30

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-19,500
• Equity at exit: $27,584

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $13,347
• Equity at exit: $15,995

Cash invested: $51,800 (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 64119

• Rents YoY: 6.1%
• Active inventory: 183
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$970
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$77
• HOA: −$6
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $79

Break-even live

Break-even rent $1,598

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 NE 48th Ter Kansas City, MO	3.0	2.0	1384	$1,800	$1.30	43d	1	0.26mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	2d	18	0.49mi
5322 N Bales Ave Kansas City, MO	3.0	1.0	912	$1,495	$1.64	23d	1	0.52mi
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	23d	1	0.70mi
4823 N Brighton Ave Kansas City, MO	3.0	2.0	1434	$1,845	$1.29	7d	1	0.92mi
4321 N Lister Ave Kansas City, MO	4.0	1.5	1502	$1,995	$1.33	7d	1	1.11mi
4763 N Highland Ave Kansas City, MO	1.0–2.0	1.0	950	$1,195	$1.26	2d	13	1.14mi
5540 N Garfield Ave Kansas City, MO	4.0	2.0	1700	$1,900	$1.12	7d	1	1.18mi
2813 A NE Kendallwood Pkwy Gladstone, MO	1.0–3.0	1.0–2.5	1079	$1,895	$1.76	43d	1	1.22mi
5703 NE 51st St Kansas City, MO	2.0	2.0	1440	$1,200	$0.83	23d	1	1.37mi
5703 NE 51st St Kansas City, MO	2.0	2.0	1440	$1,175	$0.82	14d	1	1.37mi
2307 NE 59th St Kansas City, MO	3.0	1.0	1150	$1,710	$1.49	21d	1	1.41mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	19d	1	1.45mi
5042 N Bellaire Ave Kansas City, MO	2.0	1.0	900	$1,391	$1.55	23d	1	1.46mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $185,000 Active 1 DOM

ⓘ 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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/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 ≥108°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: $20,377
• − Mortgage interest: −$10,363
• − Property taxes: −$2,513
• − Insurance: −$925
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$72
• − Depreciation: −$5,382
• Taxable loss: −$2,138
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,459/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): 33,199
• Household income: $83,929
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 603.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 8% Two or more races 8% Black 7% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 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: ▼ -253.39%
• Current HPI: 215.8366
• Rent YoY: ▲ 6.09%
• 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

1 event — show timeline

• 2026-06-17 Listed $185,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,513 · +0.9% YoY. Source: county tax records.