414 N Florence · Kirksville, MO 63501

$88,900

2 bd · 1.0 ba · 2,400 sqft · SingleFamily public records · 241 Days on market

Built 1920 5,832 sqft lot $37/sqft · 68% below area Est $140k · 36% under ↓ 6% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

Key facts

• Original woodwork
• Hardwood floors
• 5,832 sq ft lot

Tags

• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• MAIN LEVEL LAUNDRY ROOM
• FULL UNFINISHED BASEMENT
• CLASSIC BUNGALOW FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,627
• List price: $88,900
• Delta: -36.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,000
• Equity at exit: $13,255

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $22,298
• Equity at exit: $7,686

Cash invested: $24,892 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $261

Break-even live

Break-even rent $717

Max offer price $88,900

Occupancy floor 70%

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

2. 2026-02-20
   status Active 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

3. 2026-02-03
   status Pending 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

4. 2025-12-16
   price $88,900 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

5. 2025-12-16
   price $89,900 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

6. 2025-12-16
   price $88,900 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

7. 2025-08-28
   listed $94,900 Active 767-char remark

   Show marketing remark (767 chars)

   BUDGET FRIENDLY BUNGALOW! This 2 bedroom, 1 bath bungalow offers a nice amount of square footage (1200 sq ft on the main level), 9 ft ceilings, spacious bedrooms & all of the original character of the home. Hardwood floors and original woodwork throughout are in incredible conditionjust bring your design and put your own spin on it. Main level laundry room offers lots of storage & washer and dryer are included. Full unfinished basement offers lots of other storage space and place for mechanics. Outside you will find a cute backyard, the classic bungalow front porch and very sweet neighbors. This is a great starter home or addition to your rental inventory! Call Megan Roof, 660-988-2050 for more info or a tour! Visit Remax.com for a virtual tour!

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $862 · $72/mo
• Expected delta: +$103/yr (+$9/mo · 13.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,566
• − Mortgage interest: −$4,980
• − Property taxes: −$759
• − Insurance: −$444
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,586
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,701/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

-6.3% since first listed

7 events — show timeline

• 2026-05-13 Pending — NECAR
• 2026-02-20 Relisted — NECAR
• 2026-02-03 Pending — NECAR
• 2025-12-16 Price Changed $88,900 NECAR
• 2025-12-16 Price Changed $89,900 NECAR
• 2025-12-16 Price Changed $88,900 NECAR
• 2025-08-28 Listed $94,900 NECAR

Property tax history

+4.2%/yr

Latest (2025): $759 · +13.4% YoY. Source: county tax records.