14730 Boiling Springs Rd · Licking, MO 65542

$49,900

2 bd · 1.0 ba · 960 sqft · SingleFamily · 216 Days on market

Built 1972 1.08 ac lot ↓ 15% since listing

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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
• Appreciation +6.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Rv Ready lot with fixer on property. 1 acre adjoins Mark Twain National Forrest. Could be fixed up with A LOT OF WORK. Home has been vacant for years and is inhabitable. Please do not enter the home. Just a few miles from the Big Piney River and Boiling Springs. If you buy this property you are only 3 miles from Success, Success Mo that is; )

Key facts

• Rv ready lot
• 3 miles from success
• 1 acre

Tags

• RV READY LOT
• 1 ACRE
• FEW MILES FROM BIG PINEY RIVER
• FEW MILES FROM BOILING SPRINGS
• 3 MILES FROM SUCCESS

Property features AI

Finance

• Other: Location directions available from US Hwy 63 and B Highway (approx. 6 miles west to sign on property)
• Financial info: Tax amount not included per instructions
• HOA & community: HOA/community details not specified

Exterior

• Parking: Has garage (1 car); Driveway
• Security: No security features reported
• Utilities: Water: Other (unspecified); Sewer/power details not specified
• Home design: Single-family residence; One level
• Construction: Construction details not specified; Year built not specified; Roof/foundation details not specified
• Exterior features: Gravel road frontage on a county road; Approximately 1.08 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms/room count not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace reported; Has a view
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.3% in Licking — 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 65/100 on livability (#265 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Success R-VI (rural): math 35% / reading 35% proficiency, ranked #394 of 535 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Success Elem. (math 44% / reading 34%, grade F, #537 of 1,115 statewide, top 53%, 125 students, 98% FRL) — zoned schools average 98% FRL vs 53% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.2% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.75% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.04×
• Total profit: $28,457
• Equity at exit: $22,986

10-year hold

• IRR: 35.7%
• Equity multiple: 6.01×
• Total profit: $69,981
• Equity at exit: $35,857

Cash invested: $13,972 (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 65542

• Home prices YoY: 1.4%
• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $344

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $379	-5% $361	+0% $344	+5% $327	+10% $310
Rent	-10% $275	-5% $310	+0% $344	+5% $379	+10% $413
Rate	-1.0pp $369	-0.5pp $357	base $344	+0.5pp $331	+1.0pp $318

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,900 Active 216 DOM
2. 2026-06-18
   days on market $49,900 Active 214 DOM
3. 2026-06-17
   days on market $49,900 Active 213 DOM
4. 2026-06-16
   days on market $49,900 Active 212 DOM
5. 2026-06-15
   days on market $49,900 Active 211 DOM
6. 2026-06-13
   days on market $49,900 Active 209 DOM
7. 2026-06-12
   days on market $49,900 Active 208 DOM
8. 2026-06-09
   days on market $49,900 Active 205 DOM
9. 2026-06-08
   days on market $49,900 Active 204 DOM
10. 2026-06-07
    days on market $49,900 Active 203 DOM
11. 2026-06-05
    days on market $49,900 Active 201 DOM
12. 2026-06-04
    days on market $49,900 Active 199 DOM
13. 2026-06-02
    days on market $49,900 Active 198 DOM
14. 2026-06-01
    days on market $49,900 Active 197 DOM
15. 2026-05-31
    days on market $49,900 Active 196 DOM
16. 2025-11-16
    listed $49,900 Active 350-char remark

    Show marketing remark (350 chars)

    Great Rv Ready lot with fixer on property. 1 acre adjoins Mark Twain National Forrest. Could be fixed up with A LOT OF WORK. Home has been vacant for years and is inhabitable. Please do not enter the home. Just a few miles from the Big Piney River and Boiling Springs. If you buy this property you are only 3 miles from Success, Success Mo that is; )

17. 2025-11-14
    listed $49,900 Active
18. 2023-05-17
    price $59,000
19. 2023-05-17
    price $59,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,465
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,452
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $3,278/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: Success R-VI
• NCES district ID: 2929730
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $39,188
• Composite: 31.95/100
• National rank: #11042
• State rank: #394 of 535 in MO

Livability — Licking

• Score: 65/100
• State rank: #265
• US rank: #12566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,921

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 228.0581
• 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

-15.4% since first listed

4 events — show timeline

• 2025-11-16 Listed $49,900 SOMO
• 2025-11-14 Listed $49,900 SOMO
• 2023-05-17 Price Changed $59,000 SOMO
• 2023-05-17 Price Changed $59,000 SOMO