1105 S Boundary St · Kirksville, MO 63501

$117,900

2 bd · 1.5 ba · 924 sqft · SingleFamily public records · 41 Days on market

Built 1950 6,264 sqft lot $128/sqft · at area comps Est $149k · 21% under ↓ 10% since listing

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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 +15.0/15.0
• Cash flow +8.8/30.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fantastic 2 bedroom home has so much to offer at such a great price point! Large bedrooms, 1 1/2 baths and a large kitchen with attached dining nook that overlooks a private backyard. The current owners also just installed a new efficient ground source HVAC system and hot water heater. The recently relocated laundry room on the main level is a huge plus as well. Call Scott Lyons right away to show you everything this home has to offer @ 660-988-7616.

Key facts

• 6,264 sq ft lot
• Built 1950
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $77k (34.5% below list).
• Recommended offer: $77k (34.5% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (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.

Recommended offer $77,203 (34.5% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

• ARV (median comp): $148,609
• List price: $117,900
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W Link	0.46mi	2/1.0	984 (+6%)	23mo	$79,000	$80	47

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-25,451
• Equity at exit: $17,579

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-30,877
• Equity at exit: $10,194

Cash invested: $33,012 (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: 12.7×

Monthly cashflow live

• Estimated rent: $772 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $-97

Break-even live

Break-even rent $894

Max offer price $100,837

Occupancy floor —

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 N Main St Apt 3 Kirksville, MO	1.0	1.0	650	$585	$0.90	43d	1	0.74mi
202 E Jefferson St Kirksville, MO	1.0	1.0	537	$470	$0.87	43d	2	0.80mi
810 S Baltimore St Apt 4 Kirksville, MO	1.0	1.0	550	$1,500	$2.73	43d	1	1.19mi

Listing history 29 events

1. 2026-06-19
   days on market $117,900 Active 41 DOM
2. 2026-06-18
   days on market $117,900 Active 40 DOM
3. 2026-06-17
   days on market $117,900 Active 39 DOM
4. 2026-06-16
   days on market $117,900 Active 38 DOM
5. 2026-06-15
   days on market $117,900 Active 37 DOM
6. 2026-06-14
   days on market $117,900 Active 35 DOM
7. 2026-06-12
   days on market $117,900 Active 34 DOM
8. 2026-06-09
   days on market $117,900 Active 31 DOM
9. 2026-06-08
   days on market $117,900 Active 30 DOM
10. 2026-06-07
    days on market $117,900 Active 29 DOM
11. 2026-06-07
    pricedays on market $117,900 Active 28 DOM
12. 2026-06-04
    days on market $124,900 Active 25 DOM
13. 2026-06-02
    days on market $124,900 Active 24 DOM
14. 2026-06-01
    days on market $124,900 Active 23 DOM
15. 2026-05-31
    days on market $124,900 Active 22 DOM
16. 2026-05-31
    days on market $124,900 Active 21 DOM
17. 2026-05-15
    status Active 460-char remark

    Show marketing remark (460 chars)

    This fantastic 2 bedroom home has so much to offer at such a great price point! Large bedrooms, 1 1/2 baths and a large kitchen with attached dining nook that overlooks a private backyard. The current owners also just installed a new efficient ground source HVAC system and hot water heater. The recently relocated laundry room on the main level is a huge plus as well. Call Scott Lyons right away to show you everything this home has to offer @ 660-988-7616.

18. 2026-05-15
    price $124,900 460-char remark

    Show marketing remark (460 chars)

    This fantastic 2 bedroom home has so much to offer at such a great price point! Large bedrooms, 1 1/2 baths and a large kitchen with attached dining nook that overlooks a private backyard. The current owners also just installed a new efficient ground source HVAC system and hot water heater. The recently relocated laundry room on the main level is a huge plus as well. Call Scott Lyons right away to show you everything this home has to offer @ 660-988-7616.

19. 2026-04-14
    status Pending 460-char remark

    Show marketing remark (460 chars)

    This fantastic 2 bedroom home has so much to offer at such a great price point! Large bedrooms, 1 1/2 baths and a large kitchen with attached dining nook that overlooks a private backyard. The current owners also just installed a new efficient ground source HVAC system and hot water heater. The recently relocated laundry room on the main level is a huge plus as well. Call Scott Lyons right away to show you everything this home has to offer @ 660-988-7616.

20. 2026-04-08
    listed $129,900 Active 460-char remark

    Show marketing remark (460 chars)

    This fantastic 2 bedroom home has so much to offer at such a great price point! Large bedrooms, 1 1/2 baths and a large kitchen with attached dining nook that overlooks a private backyard. The current owners also just installed a new efficient ground source HVAC system and hot water heater. The recently relocated laundry room on the main level is a huge plus as well. Call Scott Lyons right away to show you everything this home has to offer @ 660-988-7616.

21. 2024-07-26
    soldstatus Closed 785-char remark

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

22. 2024-07-26
    soldstatus Closed

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

23. 2024-07-26
    soldstatus

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

24. 2024-07-14
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

25. 2024-07-14
    status Pending

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

26. 2024-07-09
    price $134,900 785-char remark

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

27. 2024-07-09
    price $134,900

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

28. 2024-06-03
    listed $139,000 Active
29. 2024-04-20
    listed $139,000 Active 785-char remark

    Show marketing remark (785 chars)

    Welcome to this charming property for sale in the heart of a vibrant college town! This beautifully remodeled home features two cozy bedrooms, perfect for students or a small family. The modern kitchen is a chef's dream, with sleek countertops and new flooring. The living room is ideal for entertaining guests or relaxing after a long day of classes. You'll love the convenience of the one and a half bathrooms, beautifully updated with stylish fixtures and finishes. The property also boasts a lovely backyard, perfect for entertaining friends or just enjoying the fresh air and sunshine. Don't miss out on this fantastic opportunity to own a fully remodeled home in a sought-after location. For more information contact the listing agent, Elizabeth Gregory, eXp Realty 660.621.2136.

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$675/yr (+$56/mo · 143.8%)

ⓘ 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 · 16 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: $9,264
• − Mortgage interest: −$6,604
• − Property taxes: −$469
• − Insurance: −$590
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$3,430
• Taxable loss: −$3,311
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $-365/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

-10.1% since first listed

13 events — show timeline

• 2026-05-15 Relisted — NECAR
• 2026-05-15 Price Changed $124,900 NECAR
• 2026-04-14 Pending — NECAR
• 2026-04-08 Listed $129,900 NECAR
• 2024-07-26 Sold (Public Records) — Public Records
• 2024-07-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-07-26 Sold (MLS) — NECAR
• 2024-07-14 Pending — NECAR
• 2024-07-14 Pending — MARIS as Distributed by MLS Grid
• 2024-07-09 Price Changed $134,900 NECAR
• 2024-07-09 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2024-06-03 Listed $139,000 MARIS as Distributed by MLS Grid
• 2024-04-20 Listed $139,000 NECAR

Property tax history

+3.2%/yr

Latest (2025): $469 · +9.0% YoY. Source: county tax records.