1214 N Elson St · Kirksville, MO 63501

$39,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 667 Days on market

Built 1910 0.30 ac lot $54/sqft · 19% below area Est $48k · 19% under ↓ 2% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investorsvery affordable solid rental property! This 2-bedroom, 1-bath home has been recently updated on the interior with new flooring, kitchen cabinets and paint. New furnace 2025. Currently rented for $550/mo until May 14, 2026. All Showing requests will require a minimum of 24 hours notice. For your personal showing contact Erick Hanson at 660-341-5014 or [email protected].

Key facts

• 0.3 acre lot
• Built 1910
• Listed 666 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($595 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.2% in Kirksville — 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 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; 4 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 12% 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 $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 667 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 667 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 1910 — 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. 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. 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: 1.53% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $48,299
• List price: $39,000
• Delta: -19.25%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 N Franklin St	0.16mi	2/1.0	720 (-1%)	18mo	$45,900	$64	75
813 N Florence	0.34mi	2/1.0	768 (+6%)	11mo	$68,000	$89	66

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $7,741
• Equity at exit: $5,815

10-year hold

• IRR: 25.9%
• Equity multiple: 3.25×
• Total profit: $24,533
• Equity at exit: $3,372

Cash invested: $10,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $595 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$125
• Net cashflow: $223

Break-even live

Break-even rent $314

Max offer price $39,000

Occupancy floor 58%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.63mi
216 S Mulanix St Kirksville, MO	1.0	1.0	500	$415	$0.83	44d	1	0.76mi
202 E Jefferson St Kirksville, MO	1.0	1.0	537	$470	$0.87	44d	2	0.79mi
810 S Baltimore St Apt 4 Kirksville, MO	1.0	1.0	550	$1,500	$2.73	44d	1	1.22mi

Listing history 13 events

1. 2026-06-02
   days on market $39,000 Active 667 DOM
2. 2026-06-01
   days on market $39,000 Active 666 DOM
3. 2026-05-31
   days on market $39,000 Active 665 DOM
4. 2026-05-31
   days on market $39,000 Active 664 DOM
5. 2025-02-19
   status Active 404-char remark

   Show marketing remark (404 chars)

   Attention Investorsvery affordable solid rental property! This 2-bedroom, 1-bath home has been recently updated on the interior with new flooring, kitchen cabinets and paint. New furnace 2025. Currently rented for $550/mo until May 14, 2026. All Showing requests will require a minimum of 24 hours notice. For your personal showing contact Erick Hanson at 660-341-5014 or [email protected].

6. 2025-02-10
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Attention Investorsvery affordable solid rental property! This 2-bedroom, 1-bath home has been recently updated on the interior with new flooring, kitchen cabinets and paint. New furnace 2025. Currently rented for $550/mo until May 14, 2026. All Showing requests will require a minimum of 24 hours notice. For your personal showing contact Erick Hanson at 660-341-5014 or [email protected].

7. 2024-07-26
   listed $39,000 Active 404-char remark

   Show marketing remark (404 chars)

   Attention Investorsvery affordable solid rental property! This 2-bedroom, 1-bath home has been recently updated on the interior with new flooring, kitchen cabinets and paint. New furnace 2025. Currently rented for $550/mo until May 14, 2026. All Showing requests will require a minimum of 24 hours notice. For your personal showing contact Erick Hanson at 660-341-5014 or [email protected].

8. 2024-03-15
   soldstatus Closed 350-char remark

   Show marketing remark (350 chars)

   Attention Investors!! AFFORDABLE 2 Bedroom, 1 Bath on EXTRA LOT!! Recently REMODELED interior featuring newer flooring, kitchen cabinets and FRESH paint! Sitting on an oversized lot and currently rented at $450.00 per month with a lease in place! To see ALL this HOME offers, call or text Mark Whitney at 660-341-4527 or email [email protected].

9. 2024-03-04
   status Pending 350-char remark

   Show marketing remark (350 chars)

   Attention Investors!! AFFORDABLE 2 Bedroom, 1 Bath on EXTRA LOT!! Recently REMODELED interior featuring newer flooring, kitchen cabinets and FRESH paint! Sitting on an oversized lot and currently rented at $450.00 per month with a lease in place! To see ALL this HOME offers, call or text Mark Whitney at 660-341-4527 or email [email protected].

10. 2024-03-01
    status Active 350-char remark

    Show marketing remark (350 chars)

    Attention Investors!! AFFORDABLE 2 Bedroom, 1 Bath on EXTRA LOT!! Recently REMODELED interior featuring newer flooring, kitchen cabinets and FRESH paint! Sitting on an oversized lot and currently rented at $450.00 per month with a lease in place! To see ALL this HOME offers, call or text Mark Whitney at 660-341-4527 or email [email protected].

11. 2024-02-12
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Attention Investors!! AFFORDABLE 2 Bedroom, 1 Bath on EXTRA LOT!! Recently REMODELED interior featuring newer flooring, kitchen cabinets and FRESH paint! Sitting on an oversized lot and currently rented at $450.00 per month with a lease in place! To see ALL this HOME offers, call or text Mark Whitney at 660-341-4527 or email [email protected].

12. 2023-11-02
    listed $39,900 Active 350-char remark

    Show marketing remark (350 chars)

    Attention Investors!! AFFORDABLE 2 Bedroom, 1 Bath on EXTRA LOT!! Recently REMODELED interior featuring newer flooring, kitchen cabinets and FRESH paint! Sitting on an oversized lot and currently rented at $450.00 per month with a lease in place! To see ALL this HOME offers, call or text Mark Whitney at 660-341-4527 or email [email protected].

13. 2021-06-15
    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: $324 · $27/mo
• Projected year-2 tax: $378 · $32/mo
• Expected delta: +$54/yr (+$5/mo · 16.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $7,144
• − Mortgage interest: −$2,185
• − Property taxes: −$324
• − Insurance: −$195
• − Repairs & maintenance: −$571
• − Management: −$571
• − Depreciation: −$1,135
• Taxable income: $2,163
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,151/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

-2.3% since first listed

9 events — show timeline

• 2025-02-19 Relisted — NECAR
• 2025-02-10 Pending — NECAR
• 2024-07-26 Listed $39,000 NECAR
• 2024-03-15 Sold (MLS) — NECAR
• 2024-03-04 Pending — NECAR
• 2024-03-01 Relisted — NECAR
• 2024-02-12 Pending — NECAR
• 2023-11-02 Listed $39,900 NECAR
• 2021-06-15 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2024): $324 · +0.4% YoY. Source: county tax records.