1719 N Osteopathy · Kirksville, MO 63501

$135,000

3 bd · 3.0 ba · 4,378 sqft · SingleFamily public records · 79 Days on market

Built 1977 $31/sqft · 24% below area Est $177k · 24% under ↓ 27% since listing

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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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• 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

Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

Key facts

• Private outdoor area
• Functional layout
• Ample storage

Tags

• PRIVATE OUTDOOR AREA
• FUNCTIONAL LAYOUT
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $128k (5.4% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.95% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $177,000
• List price: $135,000
• Delta: -23.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 N Osteopathy	0.00mi	3/3.0	4,378 (0%)	0mo	$135,000	$31	100

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-16,139
• Equity at exit: $20,129

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,291
• Equity at exit: $11,672

Cash invested: $37,800 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $94

Break-even live

Break-even rent $1,158

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   status Pending 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

2. 2026-04-17
   price $135,000 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

3. 2026-03-30
   price $169,000 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

4. 2026-03-23
   price $177,000 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

5. 2026-03-10
   price $179,000 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

6. 2026-02-18
   listed $185,000 Active 508-char remark

   Show marketing remark (508 chars)

   Charming and full of potential! This inviting home offers a blend of classic character and modern possibilities. Bright, open spaces welcome natural light throughout, while versatile rooms provide options for living, working, or entertaining. The property features a functional layout, ample storage, and a private outdoor area perfect for relaxing or gardening. Well-maintained and ready for updates, this home is ideal for those looking to personalize their space or add value as an investment opportunity.

7. 2022-02-22
   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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 · 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: $15,318
• − Mortgage interest: −$7,562
• − Property taxes: −$1,808
• − Insurance: −$675
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,927
• Taxable loss: −$1,105
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,388/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

-27.0% since first listed

7 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $177,000 MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $185,000 MARIS as Distributed by MLS Grid
• 2022-02-22 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,808 · +13.1% YoY. Source: county tax records.