232 N Olive St · Niangua, MO 65713

$105,000

3 bd · 1.5 ba · 788 sqft · Other public records · 284 Days on market

Built 1948 6,970 sqft lot

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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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

Key facts

• Conveniently located
• 6,970 sq ft lot
• Built 1948

Tags

• SCREENED-IN FRONT PORCH
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $27 ($322/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 $95k (9.3% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#487 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Niangua R-V (rural): math 10% / reading 25% proficiency, ranked #518 of 535 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Niangua Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 152 students, 54% FRL); Niangua Middle School (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 63 students, 62% FRL); Niangua High (math 50% / reading 70%, grade C+, #35 of 521 statewide, top 8%, 80 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 18% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Niangua R-V average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 11 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1948 — 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. 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?
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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $58,909
• Equity at exit: $94,592

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $172,162
• Equity at exit: $203,992

Cash invested: $29,400 (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 65713

• Home prices YoY: 17.2%
• Active inventory: 11
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $27

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 92%

Sensitivity live

Price	-10% $99	-5% $63	+0% $27	+5% $-9	+10% $-46
Rent	-10% $-48	-5% $-11	+0% $27	+5% $64	+10% $102
Rate	-1.0pp $80	-0.5pp $54	base $27	+0.5pp $0	+1.0pp $-28

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $105,000 Active 284 DOM
2. 2026-06-18
   days on market $105,000 Active 282 DOM
3. 2026-06-17
   days on market $105,000 Active 281 DOM
4. 2026-06-16
   days on market $105,000 Active 280 DOM
5. 2026-06-15
   days on market $105,000 Active 279 DOM
6. 2026-06-13
   days on market $105,000 Active 277 DOM
7. 2026-06-12
   days on market $105,000 Active 276 DOM
8. 2026-06-09
   days on market $105,000 Active 273 DOM
9. 2026-06-08
   days on market $105,000 Active 272 DOM
10. 2026-06-07
    remarks 630-char remark
11. 2026-06-07
    statusdays on market $105,000 Active 271 DOM
12. 2026-03-29
    status Pending
13. 2025-10-01
    status Active
14. 2025-10-01
    status Pending
15. 2025-10-01
    status Active
16. 2025-09-11
    status Pending
17. 2025-09-06
    status Active
18. 2025-08-29
    status Pending
19. 2025-06-14
    price $105,000
20. 2025-06-03
    listed $110,000 Active
21. 2023-05-26
    soldstatus Closed 609-char remark

    Show marketing remark (609 chars)

    Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

22. 2023-04-15
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

23. 2023-03-23
    status Active 609-char remark

    Show marketing remark (609 chars)

    Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

24. 2023-02-28
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

25. 2023-02-21
    listed $74,900 Active 609-char remark

    Show marketing remark (609 chars)

    Affordable, move in ready, all electric, 3 bedroom, 1.5 bath home. (The 3rd bedroom is non conforming because it does not have a closet, but there is a pole for clothes. ) Lots of upgrades here. There are double pane windows, all new flooring, all new plumbing inside & under the home. There is also 200 amp electric service. The home has easy entrance access, with only 2 very small steps, one only a couple of inches high into the porch and 1 small half step into the home. The full bath has a walk-in-shower. All appliances are included, even a freezer and dryer. There is also a very nice 10x8 shed.

26. 2021-01-25
    soldstatus
27. 2020-08-13
    listed $49,900
28. 2016-09-12
    listed $42,900

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,430
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,055
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $666/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: Niangua R-V
• NCES district ID: 2922500
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,744
• Composite: 18.08/100
• National rank: #14081
• State rank: #518 of 535 in MO

Livability — Niangua

• Score: 60/100
• State rank: #487
• US rank: #19038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niangua, MO
• Population (ZIP): 2,208

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.80%
• Current HPI: 291.421
• 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

+144.8% since first listed

17 events — show timeline

• 2026-03-29 Pending — SOMO
• 2025-10-01 Relisted — SOMO
• 2025-10-01 Pending — SOMO
• 2025-10-01 Relisted — SOMO
• 2025-09-11 Pending — SOMO
• 2025-09-06 Relisted — SOMO
• 2025-08-29 Pending — SOMO
• 2025-06-14 Price Changed $105,000 SOMO
• 2025-06-03 Listed $110,000 SOMO
• 2023-05-26 Sold (MLS) — SOMO
• 2023-04-15 Pending — SOMO
• 2023-03-23 Relisted — SOMO
• 2023-02-28 Pending — SOMO
• 2023-02-21 Listed $74,900 SOMO
• 2021-01-25 Sold (MLS) — SOMO
• 2020-08-13 Listed $49,900 SOMO
• 2016-09-12 Listed $42,900 SOMO

Property tax history

+1.5%/yr

Latest (2025): $120 · +8.7% YoY. Source: county tax records.