202 3rd St · Boonville, MO 65233

$165,000

2 bd · 1.0 ba · 1,376 sqft · Other public records · 29 Days on market

Built 1942 3,000 sqft lot $120/sqft · 8% above area Est $153k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +3.8/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage bungalow full of character! This 2-3 bedroom home features an updated bathroom and a spacious kitchen with plenty of room to cook and gather. Enjoy the flexibility of an extra bedroom or office space. Situated on a desirable corner lot, the property offers great curb appeal and added space. Includes a convenient carport for covered parking and a beautiful river view. Perfect blend of charm and functionality.

Key facts

• River view
• Spacious kitchen
• Carport

Tags

• UPDATED BATHROOM
• SPACIOUS KITCHEN
• EXTRA BEDROOM
• CORNER LOT
• CARPORT
• RIVER VIEW

Property features AI

Exterior

• Parking: Attached garage and carport; 1 garage space
• Utilities: Public water
• Home design: Single-family residence
• Construction: Block and brick/mortar foundation
• Exterior features: Corner lot (at High St. and 3rd); Lot dimensions approximately 37.5 x 80; Zoned for single-family residential (R-1)

Interior

• Kitchen: Refrigerator, Microwave, Oven
• Bedrooms: Total of 7 rooms (bedrooms included in room count)
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air heating
• Interior features: Refrigerator, Microwave, Oven; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boonville High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 569 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 47% at this address vs 35% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Boonville R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $64k; list at $165k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $152,580
• List price: $165,000
• Delta: 8.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $12,836
• Equity at exit: $24,602

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $61,972
• Equity at exit: $14,266

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 65233

• Active inventory: 138
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $622

Break-even live

Break-even rent $1,259

Max offer price $165,000

Occupancy floor 65%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	13d	1	1.29mi
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	13d	1	1.29mi

Listing history 17 events

1. 2026-06-03
   status $165,000 Pending 29 DOM
2. 2026-06-02
   days on market $165,000 Active 29 DOM

   Show marketing remark (428 chars)

   Charming cottage bungalow full of character! This 2-3 bedroom home features an updated bathroom and a spacious kitchen with plenty of room to cook and gather. Enjoy the flexibility of an extra bedroom or office space. Situated on a desirable corner lot, the property offers great curb appeal and added space. Includes a convenient carport for covered parking and a beautiful river view. Perfect blend of charm and functionality.

3. 2026-06-01
   days on market $165,000 Active 28 DOM
4. 2026-05-31
   days on market $165,000 Active 27 DOM
5. 2026-05-30
   days on market $165,000 Active 26 DOM
6. 2026-05-03
   listed $165,000 Active 428-char remark

   Show marketing remark (428 chars)

   Charming cottage bungalow full of character! This 2-3 bedroom home features an updated bathroom and a spacious kitchen with plenty of room to cook and gather. Enjoy the flexibility of an extra bedroom or office space. Situated on a desirable corner lot, the property offers great curb appeal and added space. Includes a convenient carport for covered parking and a beautiful river view. Perfect blend of charm and functionality.

7. 2026-05-03
   listed $165,000 Active 428-char remark

   Show marketing remark (428 chars)

   Charming cottage bungalow full of character! This 2-3 bedroom home features an updated bathroom and a spacious kitchen with plenty of room to cook and gather. Enjoy the flexibility of an extra bedroom or office space. Situated on a desirable corner lot, the property offers great curb appeal and added space. Includes a convenient carport for covered parking and a beautiful river view. Perfect blend of charm and functionality.

8. 2021-06-18
   soldstatus

   Show marketing remark (249 chars)

   Corner lot and close to Isle of Capri and downtown. Three bedroom one bath home, all appliances stay. Washer and dryer hook ups on the main level and in basement as well. Newer furnace and c/a. Roof is only three years old. Nice home for the price.

9. 2021-06-18
   soldstatus

   Show marketing remark (249 chars)

   Corner lot and close to Isle of Capri and downtown. Three bedroom one bath home, all appliances stay. Washer and dryer hook ups on the main level and in basement as well. Newer furnace and c/a. Roof is only three years old. Nice home for the price.

10. 2021-05-28
    listed $84,900

    Show marketing remark (249 chars)

    Corner lot and close to Isle of Capri and downtown. Three bedroom one bath home, all appliances stay. Washer and dryer hook ups on the main level and in basement as well. Newer furnace and c/a. Roof is only three years old. Nice home for the price.

11. 2013-06-03
    soldstatus
12. 2013-06-01
    listed $70,000
13. 2013-05-31
    soldstatus
14. 2007-08-20
    soldstatus
15. 2007-08-16
    soldstatus $64,000
16. 2000-04-01
    soldstatus
17. 1997-02-14
    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: $731 · $61/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$869/yr (+$72/mo · 118.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $24,565
• − Mortgage interest: −$9,243
• − Property taxes: −$731
• − Insurance: −$825
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$4,800
• Taxable income: $5,036
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $6,258/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

+157.8% since first listed

14 events — show timeline

• 2026-06-02 Pending — CBORMLS
• 2026-06-02 Pending — CMBR
• 2026-05-03 Listed $165,000 CMBR
• 2026-05-03 Listed $165,000 CBORMLS
• 2021-06-18 Sold (Public Records) — Public Records
• 2021-06-18 Sold (MLS) — CMBR
• 2021-05-28 Listed $84,900 CMBR
• 2013-06-03 Sold (Public Records) — Public Records
• 2013-06-01 Listed $70,000 CMBR
• 2013-05-31 Sold (MLS) — CMBR
• 2007-08-20 Sold (Public Records) — Public Records
• 2007-08-16 Sold (Public Records) $64,000 Public Records
• 2000-04-01 Sold (Public Records) — Public Records
• 1997-02-14 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $731 · +7.4% YoY. Source: county tax records.