1039 Lincoln Ave · West Plains, MO 65775

$72,500

2 bd · 1.0 ba · 1,036 sqft · Other · 218 Days on market

Built 1950 0.45 ac lot $70/sqft · 24% below area Est $96k · 24% under ↓ 9% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is located near the downtown area, close to MSU-West Plains. This is a great investment property and has a double lot.

Key facts

• 0.45 acre lot
• Built 1950
• Listed 218 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $62k (13.8% below list).
• Recommended offer: $62k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, schools D.
• West Plains R-VII (rural): math 36% / reading 46% proficiency, ranked #152 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,500 (13.8% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D-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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $95,531
• List price: $72,500
• Delta: -24.11%
• 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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-7,780
• Equity at exit: $10,810

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-1,758
• Equity at exit: $6,268

Cash invested: $20,300 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 320
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $625 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$21 /mo · $246/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $63

Break-even live

Break-even rent $545

Max offer price $72,500

Occupancy floor 85%

Sensitivity live

Price	-10% $104	-5% $83	+0% $63	+5% $42	+10% $22
Rent	-10% $13	-5% $38	+0% $63	+5% $88	+10% $112
Rate	-1.0pp $99	-0.5pp $81	base $63	+0.5pp $44	+1.0pp $25

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
W Main St West Plains, MO	2.0	1.5	960	$625	$0.65	45d	1	0.80mi

Listing history 20 events

1. 2026-06-21
   days on market $72,500 Active 218 DOM
2. 2026-06-18
   days on market $72,500 Active 216 DOM
3. 2026-06-17
   days on market $72,500 Active 215 DOM
4. 2026-06-16
   days on market $72,500 Active 214 DOM
5. 2026-06-15
   days on market $72,500 Active 213 DOM
6. 2026-06-13
   days on market $72,500 Active 211 DOM
7. 2026-06-12
   days on market $72,500 Active 210 DOM
8. 2026-06-09
   days on market $72,500 Active 207 DOM
9. 2026-06-08
   days on market $72,500 Active 206 DOM
10. 2026-06-07
    days on market $72,500 Active 205 DOM
11. 2026-06-07
    days on market $72,500 Active 204 DOM
12. 2026-06-04
    days on market $72,500 Active 201 DOM
13. 2026-06-02
    days on market $72,500 Active 200 DOM
14. 2026-06-01
    days on market $72,500 Active 199 DOM
15. 2026-05-31
    days on market $72,500 Active 198 DOM
16. 2026-05-01
    status Active 132-char remark

    Show marketing remark (132 chars)

    This property is located near the downtown area, close to MSU-West Plains. This is a great investment property and has a double lot.

17. 2026-04-08
    status Active 132-char remark

    Show marketing remark (132 chars)

    This property is located near the downtown area, close to MSU-West Plains. This is a great investment property and has a double lot.

18. 2026-01-06
    price $72,500 132-char remark

    Show marketing remark (132 chars)

    This property is located near the downtown area, close to MSU-West Plains. This is a great investment property and has a double lot.

19. 2025-10-28
    listed $80,000 Active 132-char remark

    Show marketing remark (132 chars)

    This property is located near the downtown area, close to MSU-West Plains. This is a great investment property and has a double lot.

20. 1988-03-11
    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: $246 · $21/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$457/yr (+$38/mo · 185.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,500
• − Mortgage interest: −$4,061
• − Property taxes: −$246
• − Insurance: −$362
• − Repairs & maintenance: −$600
• − Management: −$600
• − Depreciation: −$2,109
• Taxable loss: −$479
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $869/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: West Plains R-VII
• NCES district ID: 2931680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $32,206
• Composite: 33.59/100
• National rank: #5419
• State rank: #152 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Plains, MO
• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

-9.4% since first listed

5 events — show timeline

• 2026-05-01 Relisted — SOMO
• 2026-04-08 Relisted — SOMO
• 2026-01-06 Price Changed $72,500 SOMO
• 2025-10-28 Listed $80,000 SOMO
• 1988-03-11 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $246 · +11.5% YoY. Source: county tax records.