1112 1/2 Hickam · Boonville, MO 65233

$29,999

2 bd · 2.5 ba · 1,080 sqft · SingleFamily · 36 Days on market

Built 1946 Poor condition $28/sqft · 82% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming and historic community of Boonville, 1112 1/2 Hickam Street presents an incredible opportunity for buyers, investors, and visionaries looking to transform potential into something truly special. Full of character and possibilities, this property is the perfect canvas for anyone ready to bring fresh ideas, modern updates, and personal touches to life. Located in an established neighborhood with convenient access to schools, local shops, restaurants, parks, downtown Boonville, and Interstate 70, the home offers both small-town comfort and everyday convenience. From the moment you arrive, you can imagine the possibilities this property holds — whether it becomes a charming first home, an income-producing investment, a renovation project, or a cozy retreat filled with custom finishes and updated style. The surrounding area reflects the warmth and friendliness Boonville is known for, with tree-lined streets, historic charm, and a peaceful atmosphere that makes you feel right at home. Opportunities like this do not come around often for buyers with vision and creativity. With the right updates and improvements, this property has the potential to shine and become a standout home full of personality, comfort, and value. If you have been searching for a place where your imagination and hard work can truly make a difference, 1112 1/2 Hickam Street could be the opportunity you have been waiting for.

Key facts

• Built 1946
• Listed 35 days

Property features AI

Finance

• Other: No home warranty; Seller may consider concessions; Property listed as residential - single family
• Financial info:
• HOA & community:

Exterior

• Parking: Gravel parking
• Security:
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; Two levels
• Construction: Concrete construction; Asphalt roof
• Exterior features: Some trees on the lot; Gravel parking area

Interior

• Kitchen:
• Bedrooms: 2 bedrooms on the main level; Total of 2 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms; 1 half bathroom; Main/upper levels total 3 bathrooms
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Fireplace (1); Concrete and crawl space basement, unfinished
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.6% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($29k) 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 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 4.18% ✓
• Cap rate: 37.61%
• Cash-on-cash: 111.85%
• DSCR: 5.98
• GRM: 2.0

CMA / ARV

• ARV (median comp): $167,787
• List price: $29,999
• Delta: -82.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 7th St	0.23mi	2/2.0	1,120 (+4%)	4mo	$199,900	$178	78
908 7th St	0.23mi	2/2.0	1,120 (+4%)	11mo	$209,900	$187	72
1117 Seventh St	0.11mi	2/1.0	1,002 (-7%)	20mo	$179,900	$180	61
1204 Rainbow Rd	0.42mi	3/2.0 (+1)	1,104 (+2%)	16mo	$160,000	$145	56
401 Sycamore St	0.34mi	3/1.0 (+1)	963 (-11%)	0mo	$169,000	$175	55
809 7th ST Ter	0.28mi	3/2.0 (+1)	1,210 (+12%)	7mo	$204,900	$169	54
1010 Jefferson Rd	0.21mi	2/1.0	984 (-9%)	18mo	$45,000	$46	54
1303 Main St	0.29mi	3/2.0 (+1)	1,171 (+8%)	16mo	$59,900	$51	52
1228 Lake Dr	0.49mi	3/1.5 (+1)	1,150 (+6%)	17mo	$85,000	$74	43
710 4th St	0.52mi	3/2.0 (+1)	1,187 (+10%)	15mo	$149,329	$126	40
523 6th St	0.58mi	3/2.0 (+1)	1,206 (+12%)	14mo	$250,000	$207	34
1229 Brown Dr	0.62mi	3/1.0 (+1)	960 (-11%)	9mo	$165,000	$172	34

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: —
• Equity multiple: 6.36×
• Total profit: $45,023
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.32×
• Total profit: $103,491
• Equity at exit: $2,594

Cash invested: $8,400 (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 65233

• Active inventory: 138
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $783

Break-even live

Break-even rent $262

Max offer price $29,999

Occupancy floor 33%

Sensitivity live

Price	-10% $804	-5% $793	+0% $783	+5% $773	+10% $762
Rent	-10% $684	-5% $733	+0% $783	+5% $832	+10% $882
Rate	-1.0pp $798	-0.5pp $791	base $783	+0.5pp $775	+1.0pp $767

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 7th St Unit B Boonville, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.48mi
622 7th St Unit 622 7th St-C Boonville, MO	1.0	1.0	700	$900	$1.29	22d	1	0.48mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	22d	1	0.94mi
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	14d	1	1.18mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	14d	1	1.19mi

Listing history 19 events

1. 2026-06-19
   days on market $29,999 Active 36 DOM
2. 2026-06-18
   days on market $29,999 Active 35 DOM
3. 2026-06-17
   days on market $29,999 Active 34 DOM
4. 2026-06-16
   days on market $29,999 Active 33 DOM
5. 2026-06-15
   days on market $29,999 Active 32 DOM
6. 2026-06-14
   days on market $29,999 Active 30 DOM
7. 2026-06-13
   days on market $29,999 Active 29 DOM
8. 2026-06-10
   days on market $29,999 Active 27 DOM
9. 2026-06-09
   days on market $29,999 Active 26 DOM
10. 2026-06-08
    days on market $29,999 Active 25 DOM
11. 2026-06-07
    days on market $29,999 Active 24 DOM
12. 2026-06-05
    days on market $29,999 Active 21 DOM
13. 2026-06-02
    days on market $29,999 Active 19 DOM
14. 2026-06-01
    days on market $29,999 Active 18 DOM
15. 2026-05-31
    days on market $29,999 Active 17 DOM
16. 2026-05-30
    days on market $29,999 Active 16 DOM

    Show marketing remark (1441 chars)

    Nestled in the charming and historic community of Boonville, 1112 1/2 Hickam Street presents an incredible opportunity for buyers, investors, and visionaries looking to transform potential into something truly special. Full of character and possibilities, this property is the perfect canvas for anyone ready to bring fresh ideas, modern updates, and personal touches to life. Located in an established neighborhood with convenient access to schools, local shops, restaurants, parks, downtown Boonville, and Interstate 70, the home offers both small-town comfort and everyday convenience. From the moment you arrive, you can imagine the possibilities this property holds — whether it becomes a charming first home, an income-producing investment, a renovation project, or a cozy retreat filled with custom finishes and updated style. The surrounding area reflects the warmth and friendliness Boonville is known for, with tree-lined streets, historic charm, and a peaceful atmosphere that makes you feel right at home. Opportunities like this do not come around often for buyers with vision and creativity. With the right updates and improvements, this property has the potential to shine and become a standout home full of personality, comfort, and value. If you have been searching for a place where your imagination and hard work can truly make a difference, 1112 1/2 Hickam Street could be the opportunity you have been waiting for.

17. 2026-05-15
    listed $29,999 Active
18. 2026-05-14
    historical $29,999

    Show marketing remark (1441 chars)

    Nestled in the charming and historic community of Boonville, 1112 1/2 Hickam Street presents an incredible opportunity for buyers, investors, and visionaries looking to transform potential into something truly special. Full of character and possibilities, this property is the perfect canvas for anyone ready to bring fresh ideas, modern updates, and personal touches to life. Located in an established neighborhood with convenient access to schools, local shops, restaurants, parks, downtown Boonville, and Interstate 70, the home offers both small-town comfort and everyday convenience. From the moment you arrive, you can imagine the possibilities this property holds — whether it becomes a charming first home, an income-producing investment, a renovation project, or a cozy retreat filled with custom finishes and updated style. The surrounding area reflects the warmth and friendliness Boonville is known for, with tree-lined streets, historic charm, and a peaceful atmosphere that makes you feel right at home. Opportunities like this do not come around often for buyers with vision and creativity. With the right updates and improvements, this property has the potential to shine and become a standout home full of personality, comfort, and value. If you have been searching for a place where your imagination and hard work can truly make a difference, 1112 1/2 Hickam Street could be the opportunity you have been waiting for.

19. 2026-05-14
    listed $29,999 Active 1441-char remark

    Show marketing remark (1441 chars)

    Nestled in the charming and historic community of Boonville, 1112 1/2 Hickam Street presents an incredible opportunity for buyers, investors, and visionaries looking to transform potential into something truly special. Full of character and possibilities, this property is the perfect canvas for anyone ready to bring fresh ideas, modern updates, and personal touches to life. Located in an established neighborhood with convenient access to schools, local shops, restaurants, parks, downtown Boonville, and Interstate 70, the home offers both small-town comfort and everyday convenience. From the moment you arrive, you can imagine the possibilities this property holds — whether it becomes a charming first home, an income-producing investment, a renovation project, or a cozy retreat filled with custom finishes and updated style. The surrounding area reflects the warmth and friendliness Boonville is known for, with tree-lined streets, historic charm, and a peaceful atmosphere that makes you feel right at home. Opportunities like this do not come around often for buyers with vision and creativity. With the right updates and improvements, this property has the potential to shine and become a standout home full of personality, comfort, and value. If you have been searching for a place where your imagination and hard work can truly make a difference, 1112 1/2 Hickam Street could be the opportunity you have been waiting for.

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,042
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$873
• Taxable income: $9,482
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $7,119/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 · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding, roof, flooring, and interior walls. Landscaping and interior updates would significantly increase its resale and rental value.

Repairs flagged

• Major siding — Severe damage and peeling
• Major roof — Damaged shingles
• Major flooring — Worn-out hardwood
• Major interior walls — Peeling paint and exposed insulation

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and property value
• Both Interior painting and repairs — Enhances interior appearance and value
• Both Roof replacement — Critical safety and value improvement
• Both Flooring replacement — Aesthetically pleasing and functional improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe damage and peeling	Major	$15,000–50,000
roof · Damaged shingles	Major	$15,000–50,000
flooring · Worn-out hardwood	Major	$15,000–50,000
interior walls · Peeling paint and exposed insulation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both Interior painting and repairs — Enhances interior appearance and value ↑
• Both Roof replacement — Critical safety and value improvement ↑
• Both Flooring replacement — Aesthetically pleasing and functional improvement ↑

ⓘ 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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-30 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $29,999 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $29,999 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $29,999 MARIS as Distributed by MLS Grid