217 S Lincoln St · East Prairie, MO 63845

$64,900

3 bd · 2.0 ba · 1,515 sqft · Other public records · 114 Days on market

Built 1900 0.38 ac lot $43/sqft · 48% below area

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath is ready for you to make it a home. It's had several updates over recent years such as new flooring and late model HVAC system. You'll instantly appreciate the additional square footage in the form of extra rooms and storage. Right here in town central to schools and small town living - just waiting for you!

Key facts

• Extra rooms
• Storage
• Central to schools

Tags

• NEW FLOORING
• HVAC SYSTEM
• EXTRA ROOMS
• STORAGE
• CENTRAL TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#708 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• East Prairie R-II (town): math 19% / reading 33% proficiency, ranked #287 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Prairie Elem (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 410 students, 99% FRL); East Prairie Middle (math 15% / reading 29%, grade F, #332 of 391 statewide, top 86%, 314 students, 99% FRL); East Prairie High (math 12% / reading 47%, grade F, #382 of 521 statewide, top 78%, 312 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mississippi County population projected to shrink 9% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $65k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are F-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. 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: 1.73% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 4.8

CMA / ARV

• ARV (median comp): $130,531
• List price: $64,900
• Delta: -50.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 1.90×
• Total profit: $16,304
• Equity at exit: $9,677

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $48,808
• Equity at exit: $5,611

Cash invested: $18,172 (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 63845

• Home prices YoY: -20.4%
• Active inventory: 22
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $421

Break-even live

Break-even rent $589

Max offer price $64,900

Occupancy floor 57%

Sensitivity live

Price	-10% $457	-5% $439	+0% $421	+5% $402	+10% $384
Rent	-10% $332	-5% $376	+0% $421	+5% $465	+10% $509
Rate	-1.0pp $453	-0.5pp $437	base $421	+0.5pp $404	+1.0pp $387

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $64,900 Active 114 DOM
2. 2026-06-21
   days on market $64,900 Active 113 DOM
3. 2026-06-18
   days on market $64,900 Active 111 DOM
4. 2026-06-17
   price $64,900 Active 110 DOM
5. 2026-06-17
   days on market $74,900 Active 110 DOM
6. 2026-06-16
   days on market $74,900 Active 109 DOM
7. 2026-06-15
   days on market $74,900 Active 108 DOM
8. 2026-06-13
   days on market $74,900 Active 106 DOM
9. 2026-06-12
   days on market $74,900 Active 105 DOM
10. 2026-06-09
    days on market $74,900 Active 102 DOM
11. 2026-06-08
    days on market $74,900 Active 101 DOM
12. 2026-06-07
    days on market $74,900 Active 100 DOM
13. 2026-06-07
    days on market $74,900 Active 99 DOM
14. 2026-06-04
    days on market $74,900 Active 96 DOM
15. 2026-06-02
    days on market $74,900 Active 95 DOM
16. 2026-06-01
    days on market $74,900 Active 94 DOM
17. 2026-05-31
    days on market $74,900 Active 93 DOM
18. 2026-04-16
    price $84,900 333-char remark

    Show marketing remark (333 chars)

    This 3 bedroom 2 bath is ready for you to make it a home. It's had several updates over recent years such as new flooring and late model HVAC system. You'll instantly appreciate the additional square footage in the form of extra rooms and storage. Right here in town central to schools and small town living - just waiting for you!

19. 2026-02-27
    listed $94,900 Active 333-char remark

    Show marketing remark (333 chars)

    This 3 bedroom 2 bath is ready for you to make it a home. It's had several updates over recent years such as new flooring and late model HVAC system. You'll instantly appreciate the additional square footage in the form of extra rooms and storage. Right here in town central to schools and small town living - just waiting for you!

20. 2026-02-27
    historical $94,900 333-char remark

    Show marketing remark (333 chars)

    This 3 bedroom 2 bath is ready for you to make it a home. It's had several updates over recent years such as new flooring and late model HVAC system. You'll instantly appreciate the additional square footage in the form of extra rooms and storage. Right here in town central to schools and small town living - just waiting for you!

21. 2023-03-28
    soldstatus
22. 2022-12-18
    soldstatus $35,000 689-char remark

    Show marketing remark (689 chars)

    REDUCED!!!!! Nice Sized Charming Home with great location-near downtown shopping. This home has a good sized living room, step down den, 3 bedrooms-one downstairs with bathroom, 2 bedrooms and 1 bath are located upstairs. Kitchen/dining has plenty of cabinets and counter space. A laundry room and additional small room complete the rooms layout. Property Is Lender-Owned, Is Being Sold " As-Is" And Seller Makes No Representation Or Warranties. " All Data Per Tax Records There is personal property in this home that does not convey but will remain with property and the seller will require a hold harmless agreement be executed at the time of contract.

23. 2022-09-12
    listed $44,000 689-char remark

    Show marketing remark (689 chars)

    REDUCED!!!!! Nice Sized Charming Home with great location-near downtown shopping. This home has a good sized living room, step down den, 3 bedrooms-one downstairs with bathroom, 2 bedrooms and 1 bath are located upstairs. Kitchen/dining has plenty of cabinets and counter space. A laundry room and additional small room complete the rooms layout. Property Is Lender-Owned, Is Being Sold " As-Is" And Seller Makes No Representation Or Warranties. " All Data Per Tax Records There is personal property in this home that does not convey but will remain with property and the seller will require a hold harmless agreement be executed at the time of contract.

24. 2022-09-12
    historical

    Show marketing remark (689 chars)

    REDUCED!!!!! Nice Sized Charming Home with great location-near downtown shopping. This home has a good sized living room, step down den, 3 bedrooms-one downstairs with bathroom, 2 bedrooms and 1 bath are located upstairs. Kitchen/dining has plenty of cabinets and counter space. A laundry room and additional small room complete the rooms layout. Property Is Lender-Owned, Is Being Sold " As-Is" And Seller Makes No Representation Or Warranties. " All Data Per Tax Records There is personal property in this home that does not convey but will remain with property and the seller will require a hold harmless agreement be executed at the time of contract.

25. 2022-08-10
    listed $70,000
26. 2017-09-29
    soldstatus
27. 2013-04-03
    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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,462
• − Mortgage interest: −$3,635
• − Property taxes: −$1,178
• − Insurance: −$324
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,888
• Taxable income: $4,282
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,020/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: East Prairie R-II
• NCES district ID: 2911220
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $32,370
• Composite: 21.15/100
• National rank: #8427
• State rank: #287 of 324 in MO

Livability — East Prairie

• Score: 56/100
• State rank: #708
• US rank: #22883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Prairie, MO
• Population (ZIP): 5,378

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.12%
• Current HPI: 168.4612
• 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

+21.3% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $94,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Coming Soon $94,900 MARIS as Distributed by MLS Grid
• 2023-03-28 Sold (Public Records) — Public Records
• 2022-12-18 Sold (MLS) $35,000 CARMLS
• 2022-09-12 Listing Removed — CARMLS
• 2022-09-12 Listed $44,000 CARMLS
• 2022-08-10 Listed $70,000 CARMLS
• 2017-09-29 Sold (Public Records) — Public Records
• 2013-04-03 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,178 · +3.8% YoY. Source: county tax records.