3620 Woodland Ave · Kansas City, MO 64109

$150,000

8 bd · 3.0 ba · 3,334 sqft · MultiFamily · 84 Days on market

Built 1910 Fair condition 4,356 sqft lot $45/sqft · 48% below area Est $288k · 48% under ↓ 33% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment property near Hyde Park area. It was used as a duplex but can easily be converted to a Single family home. First floor has 2 bedrooms and 1 bath with kitchen. Second floor has 3 bedrooms 1 bath with kitchen and the third floor/attic can be finished for great value add. This will be sold as-is as needing rehab work. Buyers must do their own due diligence. Showings by appointment only.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1910

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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: schools C-, crime F.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.5%/yr); 97 active listings in the ZIP; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,104/mo this rent would consume 117% of the median local household income ($42k/yr) (locally 853% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.74% ✓
• Cap rate: 23.94%
• Cash-on-cash: 63.02%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (median comp): $288,240
• List price: $150,000
• Delta: -47.96%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 67.6%
• Equity multiple: 4.28×
• Total profit: $137,916
• Equity at exit: $22,365

10-year hold

• IRR: 73.4%
• Equity multiple: 10.52×
• Total profit: $399,941
• Equity at exit: $12,969

Cash invested: $42,000 (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 64109

• Rents YoY: 9.5%
• Active inventory: 97
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,104 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $2,206

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 41%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,365
1× unit	3	1	$1,442
1× unit	0	0	$1,296
Total (3 units)			$4,104

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 84 DOM
2. 2026-06-17
   days on market $150,000 Active 83 DOM
3. 2026-06-16
   days on market $150,000 Active 82 DOM
4. 2026-06-15
   days on market $150,000 Active 81 DOM
5. 2026-06-13
   days on market $150,000 Active 79 DOM
6. 2026-06-09
   days on market $150,000 Active 75 DOM
7. 2026-06-08
   days on market $150,000 Active 74 DOM
8. 2026-06-07
   days on market $150,000 Active 73 DOM
9. 2026-06-05
   days on market $150,000 Active 70 DOM
10. 2026-06-03
    days on market $150,000 Active 69 DOM
11. 2026-06-02
    days on market $150,000 Active 68 DOM
12. 2026-06-01
    days on market $150,000 Active 67 DOM
13. 2026-05-31
    days on market $150,000 Active 66 DOM
14. 2026-03-27
    listed $150,000 Active 403-char remark

    Show marketing remark (403 chars)

    Great investment property near Hyde Park area. It was used as a duplex but can easily be converted to a Single family home. First floor has 2 bedrooms and 1 bath with kitchen. Second floor has 3 bedrooms 1 bath with kitchen and the third floor/attic can be finished for great value add. This will be sold as-is as needing rehab work. Buyers must do their own due diligence. Showings by appointment only.

15. 2026-03-26
    historical $150,000 403-char remark

    Show marketing remark (403 chars)

    Great investment property near Hyde Park area. It was used as a duplex but can easily be converted to a Single family home. First floor has 2 bedrooms and 1 bath with kitchen. Second floor has 3 bedrooms 1 bath with kitchen and the third floor/attic can be finished for great value add. This will be sold as-is as needing rehab work. Buyers must do their own due diligence. Showings by appointment only.

16. 2025-11-14
    historical
17. 2025-11-13
    listed $225,000 Active
18. 2025-09-18
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $49,248
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,940
• − Management: −$3,940
• − Depreciation: −$4,364
• Taxable income: $25,602
• Est. tax owed @ 24.0%: −$6,145
• After-tax cash flow: $20,322/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This multi-family property requires moderate rehabilitation, focusing on exterior paint and interior updates to enhance its value and appeal.

Repairs flagged

• Major exterior paint — Severe peeling and chipping
• Major interior walls — No visible photos
• Major bathrooms — No visible photos
• Major kitchen — No visible photos
• Minor roof — No visible damage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Repair and paint interior walls — Improves living space and value
• Both Update bathrooms and kitchen — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Severe peeling and chipping	Major	$15,000–50,000
interior walls · No visible photos	Major	$15,000–50,000
bathrooms · No visible photos	Major	$15,000–50,000
kitchen · No visible photos	Major	$15,000–50,000
roof · No visible damage	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Repair and paint interior walls — Improves living space and value ↑
• Both Update bathrooms and kitchen — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kansas City 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 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: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

-33.3% since first listed

5 events — show timeline

• 2026-03-27 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-13 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-18 Coming Soon — Heartland MLS as Distributed by MLS Grid