307 N Grand Ave · King City, MO 64463

$47,000

5 bd · 3.0 ba · 1,955 sqft · Other public records · 211 Days on market

Built 1910 9,017 sqft lot $24/sqft · 66% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming Craftsman-style home sits in a convenient location—right across from the school and just two blocks from Dollar General. With a little TLC, it has the potential to truly shine. The home offers five bedrooms, one bathroom, and the convenience of main-floor laundry. Hardwood floors flow throughout, complemented by newer windows and siding. The inviting front porch brings back old-fashioned charm—just add a classic porch swing to complete the picture. A detached garage and a handy shed round things out nicely. Make your appointment today

Key facts

• Inviting front porch
• Craftsman-style home
• Newer siding

Tags

• CRAFTSMAN-STYLE HOME
• MAIN-FLOOR LAUNDRY
• HARDWOOD FLOORS
• NEWER WINDOWS
• NEWER SIDING
• INVITING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $47k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#510 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• King City R-I (rural): math 45% / reading 50% proficiency, ranked #157 of 535 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $325 of equity ($325 loan paydown + $0 appreciation (0.0% local appreciation)).
• At projected returns (0.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.87% ✓
• Cap rate: 24.16%
• Cash-on-cash: 63.82%
• DSCR: 3.84
• GRM: 2.9

CMA / ARV

• ARV (median comp): $138,072
• List price: $47,000
• Delta: -65.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

0.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.7%
• Equity multiple: 4.29×
• Total profit: $43,245
• Equity at exit: $13,649

10-year hold

• IRR: 67.7%
• Equity multiple: 8.71×
• Total profit: $101,403
• Equity at exit: $16,409

Cash invested: $13,160 (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 64463

• Home prices YoY: 0.0%
• Active inventory: 12
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $700

Break-even live

Break-even rent $462

Max offer price $47,000

Occupancy floor 43%

Sensitivity live

Price	-10% $726	-5% $713	+0% $700	+5% $687	+10% $673
Rent	-10% $593	-5% $647	+0% $700	+5% $753	+10% $806
Rate	-1.0pp $724	-0.5pp $712	base $700	+0.5pp $688	+1.0pp $675

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $47,000 Active 211 DOM
2. 2026-06-18
   days on market $47,000 Active 209 DOM
3. 2026-06-17
   days on market $47,000 Active 208 DOM
4. 2026-06-16
   days on market $47,000 Active 207 DOM
5. 2026-06-15
   days on market $47,000 Active 206 DOM
6. 2026-06-13
   days on market $47,000 Active 204 DOM
7. 2026-06-12
   days on market $47,000 Active 203 DOM
8. 2026-06-09
   days on market $47,000 Active 200 DOM
9. 2026-06-08
   days on market $47,000 Active 199 DOM
10. 2026-06-07
    days on market $47,000 Active 198 DOM
11. 2026-06-05
    days on market $47,000 Active 196 DOM
12. 2026-06-04
    days on market $47,000 Active 194 DOM
13. 2026-06-02
    days on market $47,000 Active 193 DOM
14. 2026-06-01
    days on market $47,000 Active 192 DOM
15. 2026-05-31
    days on market $47,000 Active 191 DOM
16. 2026-05-12
    price $47,000 566-char remark

    Show marketing remark (566 chars)

    This charming Craftsman-style home sits in a convenient location—right across from the school and just two blocks from Dollar General. With a little TLC, it has the potential to truly shine. The home offers five bedrooms, one bathroom, and the convenience of main-floor laundry. Hardwood floors flow throughout, complemented by newer windows and siding. The inviting front porch brings back old-fashioned charm—just add a classic porch swing to complete the picture. A detached garage and a handy shed round things out nicely. Make your appointment today

17. 2026-01-26
    price $50,000 566-char remark

    Show marketing remark (566 chars)

    This charming Craftsman-style home sits in a convenient location—right across from the school and just two blocks from Dollar General. With a little TLC, it has the potential to truly shine. The home offers five bedrooms, one bathroom, and the convenience of main-floor laundry. Hardwood floors flow throughout, complemented by newer windows and siding. The inviting front porch brings back old-fashioned charm—just add a classic porch swing to complete the picture. A detached garage and a handy shed round things out nicely. Make your appointment today

18. 2025-12-31
    price $67,000 566-char remark

    Show marketing remark (566 chars)

    This charming Craftsman-style home sits in a convenient location—right across from the school and just two blocks from Dollar General. With a little TLC, it has the potential to truly shine. The home offers five bedrooms, one bathroom, and the convenience of main-floor laundry. Hardwood floors flow throughout, complemented by newer windows and siding. The inviting front porch brings back old-fashioned charm—just add a classic porch swing to complete the picture. A detached garage and a handy shed round things out nicely. Make your appointment today

19. 2025-11-21
    listed $70,000 Active 566-char remark

    Show marketing remark (566 chars)

    This charming Craftsman-style home sits in a convenient location—right across from the school and just two blocks from Dollar General. With a little TLC, it has the potential to truly shine. The home offers five bedrooms, one bathroom, and the convenience of main-floor laundry. Hardwood floors flow throughout, complemented by newer windows and siding. The inviting front porch brings back old-fashioned charm—just add a classic porch swing to complete the picture. A detached garage and a handy shed round things out nicely. Make your appointment today

20. 2024-07-12
    soldstatus
21. 2021-01-13
    soldstatus

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $16,171
• − Mortgage interest: −$2,633
• − Property taxes: −$1,184
• − Insurance: −$235
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,367
• Taxable income: $8,164
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $6,439/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: King City R-I
• NCES district ID: 2916590
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,836
• Composite: 42.23/100
• National rank: #6995
• State rank: #157 of 535 in MO

Livability — King City

• Score: 60/100
• State rank: #510
• US rank: #19525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King City, MO
• Population (ZIP): 1,239

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · China

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.00%
• Current HPI: 176.4826
• 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

-32.9% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $47,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $67,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-12 Sold (Public Records) — Public Records
• 2021-01-13 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,184 · +12.9% YoY. Source: county tax records.