219 W Maverick St · Goodman, MO 64843

$154,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily · 1 Days on market

Built 1975 $125/sqft · 15% below area Est $183k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.4/15.0
• Appreciation +8.4/10.0
• Cash flow +6.2/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Charming and full of potential, this 3-bedroom, 1-bath ranch-style home is perfectly situated on a quiet street, offering both comfort and convenience. Step inside to an open-concept living and dining area that creates a welcoming space for everyday living and entertaining. The home features a spacious bathroom and utility room, providing added functionality and room to grow. A 1-car attached garage adds convenience and extra storage. Whether you're a first-time homebuyer looking for the perfect place to start or an investor seeking a solid opportunity, this property checks all the boxes.

Key facts

• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (35.4% below list).
• Recommended offer: $100k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#325 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goodman Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 255 students, 76% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL).
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 20 units permitted in McDonald County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.7% local appreciation)).
• McDonald County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $183,156
• List price: $154,900
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Maverick	0.03mi	3/1.0	1,324 (+7%)	9mo	$164,000	$124	80
212 N School St	0.38mi	3/2.0	1,269 (+2%)	6mo	$175,000	$138	69
149 N Riley St	0.12mi	4/2.0 (+1)	1,325 (+7%)	23mo	$185,000	$140	55
128 E Splitlog Ave	0.66mi	3/1.0	1,144 (-8%)	10mo	$189,000	$165	48
201 S S Roy Hill Boulevard Blvd	0.51mi	3/2.0	1,423 (+15%)	20mo	$85,000	$60	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.77×
• Total profit: $33,468
• Equity at exit: $104,391

10-year hold

• IRR: 11.9%
• Equity multiple: 3.56×
• Total profit: $111,009
• Equity at exit: $195,680

Cash invested: $43,372 (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 64843

• Home prices YoY: 3.3%
• Active inventory: 43
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-280

Break-even live

Break-even rent $1,355

Max offer price $114,314

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-227	+0% $-280	+5% $-334	+10% $-388
Rent	-10% $-359	-5% $-320	+0% $-280	+5% $-241	+10% $-201
Rate	-1.0pp $-202	-0.5pp $-241	base $-280	+0.5pp $-321	+1.0pp $-361

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 W Maverick Goodman, MO	3.0	1.0	1376	$1,000	$0.73	25d	1	0.05mi

Listing history 11 events

1. 2026-06-02
   status $154,900 Pending 1 DOM
2. 2026-05-31
   days on marketlisting id $154,900 Active 1 DOM

   Show marketing remark (595 chars)

   Charming and full of potential, this 3-bedroom, 1-bath ranch-style home is perfectly situated on a quiet street, offering both comfort and convenience. Step inside to an open-concept living and dining area that creates a welcoming space for everyday living and entertaining. The home features a spacious bathroom and utility room, providing added functionality and room to grow. A 1-car attached garage adds convenience and extra storage. Whether you're a first-time homebuyer looking for the perfect place to start or an investor seeking a solid opportunity, this property checks all the boxes.

3. 2026-05-30
   days on market $154,900 Active 45 DOM
4. 2026-04-30
   price $154,900 595-char remark
5. 2026-04-30
   price $154,900 595-char remark
6. 2026-04-14
   listed $164,900 Active 595-char remark
7. 2026-04-14
   listed $164,900 Active 595-char remark
8. 2024-07-18
   status Pending
9. 2024-07-03
   listed $149,900 Active
10. 2016-08-26
    soldstatus
11. 2016-06-27
    listed $76,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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: $12,000
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$4,506
• Taxable loss: −$6,201
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $-1,878/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Goodman

• Score: 64/100
• State rank: #325
• US rank: #14850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodman, MO
• Population (ZIP): 3,193

Population outlook (McDonald County) Hauer SSP2

• Today (2025): 21,753 people
• By 2030: 21,154 · -2.8%
• By 2040: 19,946 · -8.3%
• By 2050: 18,666 · -14.2%
• By 2075: 16,201 · -25.5%
• By 2100: 14,550 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 8% Asian 3% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 12% · Canada, Philippines, South Korea
• Languages at home: 82% English-only · Spanish 12% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · McDonald

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -31.3pp toward R · 2008: -37.4pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+66.6 2016: R+64.0 2012: R+48.3 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 211.4918
• 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

+101.4% since first listed

9 events — show timeline

• 2026-06-01 Pending — OGAR
• 2026-05-31 Listed $154,900 OGAR
• 2026-04-30 Price Changed $154,900 OGAR
• 2026-04-30 Price Changed $154,900 SOMO
• 2026-04-14 Listed $164,900 SOMO
• 2024-07-18 Pending — SOMO
• 2024-07-03 Listed $149,900 SOMO
• 2016-08-26 Sold (MLS) — OGAR
• 2016-06-27 Listed $76,900 OGAR