508 Vine St · Golden City, MO 64748

$165,000

4 bd · 1.0 ba · 2,458 sqft · Other public records · 38 Days on market

Built 1910 0.38 ac lot $67/sqft · 35% below area Est $247k · 33% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +9.2/10.0
• DSCR +4.1/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently updated while maintaining its old-world charm, this spacious 4-bedroom, 2-bath home offers character and modern improvements throughout. Inside, you'll find beautiful solid wood doors, new windows, and an inviting electric fireplace that adds warmth and comfort to the living space. The home features an upstairs new mini split system, a gas HVAC system updated within the last 5 years, and most plumbing has been updated with PVC for added peace of mind. Outside, enjoy a large backyard with plenty of space for entertaining, gardening, or relaxing.

Key facts

• Gas hvac system
• Electric fireplace
• Solid wood doors

Tags

• SOLID WOOD DOORS
• NEW WINDOWS
• ELECTRIC FIREPLACE
• MINI SPLIT SYSTEM
• GAS HVAC SYSTEM
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: No parking provided
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Stucco construction
• Exterior features: Porch; Lot is cleared; Metal roof

Interior

• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas and electric heating; Has cooling
• Interior features: Electric fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $11 ($130/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 $126k (23.4% below list).
• Recommended offer: $126k (23.4% 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) — zoned schools average 75% FRL vs 54% district-wide (20 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 $15k of equity ($1k loan paydown + $14k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $126,371 (23.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $247,223
• List price: $165,000
• Delta: -33.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.57×
• Total profit: $72,543
• Equity at exit: $129,564

10-year hold

• IRR: 19.3%
• Equity multiple: 5.55×
• Total profit: $210,056
• Equity at exit: $261,306

Cash invested: $46,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $11

Break-even live

Break-even rent $1,250

Max offer price $165,000

Occupancy floor 94%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $165,000 Active 38 DOM
2. 2026-06-17
   days on market $165,000 Active 37 DOM
3. 2026-06-16
   days on market $165,000 Active 36 DOM
4. 2026-06-16
   price $165,000 Active 35 DOM
5. 2026-06-15
   days on market $175,000 Active 35 DOM

   Show marketing remark (559 chars)

   Recently updated while maintaining its old-world charm, this spacious 4-bedroom, 2-bath home offers character and modern improvements throughout. Inside, you'll find beautiful solid wood doors, new windows, and an inviting electric fireplace that adds warmth and comfort to the living space. The home features an upstairs new mini split system, a gas HVAC system updated within the last 5 years, and most plumbing has been updated with PVC for added peace of mind. Outside, enjoy a large backyard with plenty of space for entertaining, gardening, or relaxing.

6. 2026-06-13
   days on market $175,000 Active 33 DOM
7. 2026-06-12
   days on market $175,000 Active 32 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-05
    days on market $175,000 Active 25 DOM
12. 2026-06-04
    days on market $175,000 Active 23 DOM
13. 2026-06-02
    days on market $175,000 Active 22 DOM
14. 2026-06-01
    days on market $175,000 Active 21 DOM
15. 2026-05-31
    days on market $175,000 Active 20 DOM
16. 2026-05-11
    listed $175,000 Active 559-char remark

    Show marketing remark (559 chars)

    Recently updated while maintaining its old-world charm, this spacious 4-bedroom, 2-bath home offers character and modern improvements throughout. Inside, you'll find beautiful solid wood doors, new windows, and an inviting electric fireplace that adds warmth and comfort to the living space. The home features an upstairs new mini split system, a gas HVAC system updated within the last 5 years, and most plumbing has been updated with PVC for added peace of mind. Outside, enjoy a large backyard with plenty of space for entertaining, gardening, or relaxing.

17. 2026-05-11
    listed $175,000 Active 559-char remark

    Show marketing remark (559 chars)

    Recently updated while maintaining its old-world charm, this spacious 4-bedroom, 2-bath home offers character and modern improvements throughout. Inside, you'll find beautiful solid wood doors, new windows, and an inviting electric fireplace that adds warmth and comfort to the living space. The home features an upstairs new mini split system, a gas HVAC system updated within the last 5 years, and most plumbing has been updated with PVC for added peace of mind. Outside, enjoy a large backyard with plenty of space for entertaining, gardening, or relaxing.

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$959/yr (+$80/mo · 149.5%)

ⓘ 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: $15,165
• − Mortgage interest: −$9,243
• − Property taxes: −$642
• − Insurance: −$825
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,800
• Taxable loss: −$2,771
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $795/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

-5.7% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $165,000 SOMO
• 2026-06-15 Price Changed $165,000 OGAR
• 2026-05-11 Listed $175,000 SOMO
• 2026-05-11 Listed $175,000 OGAR

Property tax history

+2.6%/yr

Latest (2025): $642 · +41.8% YoY. Source: county tax records.