1208 Hicks Ave · Golden City, MO 64748

$105,000

2 bd · 1.0 ba · 1,101 sqft · Other public records · 43 Days on market

Built 1930 0.44 ac lot $95/sqft · 37% above area Est $76k · 37% over

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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 +20.1/30.0
• Appreciation +9.2/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

Key facts

• 0.44 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: 1-car garage; Driveway parking; Additional parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Residential construction
• Exterior features: Front porch; Chain link fencing; Shed(s) and other outbuildings; Public maintained road access; City street frontage; Lot roughly 100 x 188 (0.44 acre)

Interior

• Kitchen: Gas oven; Free-standing gas oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; No cooling
• Interior features: Gas oven; Free-standing gas oven; Refrigerator
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $96k (8.3% below list).
• Recommended offer: $96k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#696 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Golden City R-III (rural): math 30% / reading 35% proficiency, ranked #435 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Golden City Elem. (math 24% / reading 44%, grade F, #676 of 1,115 statewide, top 66%, 71 students, 75% FRL); Golden City High (math 24% / reading 44%, grade F, #321 of 521 statewide, top 67%, 84 students, 66% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($726 loan paydown + $9k appreciation (8.4% local appreciation)).
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,251 (8.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $76,461
• List price: $105,000
• Delta: 37.33%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.84×
• Total profit: $54,081
• Equity at exit: $82,450

10-year hold

• IRR: 22.4%
• Equity multiple: 6.13×
• Total profit: $150,769
• Equity at exit: $166,286

Cash invested: $29,400 (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 64748

• Home prices YoY: 5.7%
• Active inventory: 23
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $131

Break-even live

Break-even rent $796

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 43 DOM
2. 2026-06-17
   days on market $105,000 Active 42 DOM
3. 2026-06-16
   days on market $105,000 Active 41 DOM
4. 2026-06-15
   days on market $105,000 Active 40 DOM
5. 2026-06-13
   days on market $105,000 Active 38 DOM
6. 2026-06-12
   days on market $105,000 Active 37 DOM
7. 2026-06-09
   days on market $105,000 Active 34 DOM
8. 2026-06-08
   days on market $105,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $105,000 Active 32 DOM
10. 2026-06-05
    days on market $115,000 Active 30 DOM
11. 2026-06-04
    days on market $115,000 Active 28 DOM
12. 2026-06-02
    days on market $115,000 Active 27 DOM
13. 2026-06-01
    days on market $115,000 Active 26 DOM
14. 2026-05-31
    days on market $115,000 Active 25 DOM
15. 2026-05-06
    listed $115,000 Active 970-char remark
16. 2026-02-25
    soldstatus
17. 2022-12-09
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

18. 2022-12-09
    soldstatus Closed 286-char remark

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

19. 2022-12-09
    soldstatus

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

20. 2022-11-01
    price $69,990 286-char remark

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

21. 2022-09-16
    price $76,575 286-char remark

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

22. 2022-09-01
    listed $82,575 Active 286-char remark

    Show marketing remark (286 chars)

    This charming home on a large lot with mature trees is looking for its next people. Gorgeous wood doors and trim frame the updates and maintain the charm of the home's past. Schedule a showing, fall in love, and make this home! https://instashowing.com/showings/1208-hicks-avenue-224667

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$600/yr (+$50/mo · 143.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,550
• − Mortgage interest: −$5,882
• − Property taxes: −$418
• − Insurance: −$525
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,055
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,616/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: Golden City R-III
• NCES district ID: 2912930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $36,261
• Composite: 29.69/100
• National rank: #11740
• State rank: #435 of 535 in MO

Livability — Golden City

• Score: 56/100
• State rank: #696
• US rank: #22723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden City, MO
• Population (ZIP): 1,270

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 154.6946
• 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

+27.2% since first listed

9 events — show timeline

• 2026-06-06 Price Changed $105,000 SOMO
• 2026-05-06 Listed $115,000 SOMO
• 2026-02-25 Sold (Public Records) — Public Records
• 2022-12-09 Pending — OGAR
• 2022-12-09 Sold (Public Records) — Public Records
• 2022-12-09 Sold (MLS) — OGAR
• 2022-11-01 Price Changed $69,990 OGAR
• 2022-09-16 Price Changed $76,575 OGAR
• 2022-09-01 Listed $82,575 OGAR

Property tax history

+3.9%/yr

Latest (2025): $418 · +44.9% YoY. Source: county tax records.