206 S Madison Ave · Knob Noster, MO 65336

$1

2 bd · 1.0 ba · 1,072 sqft · Other public records · 8 Days on market

Built 1960 5,227 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bed 1 bath home is conveniently located and would make a great starter home! The deep 1 car garage offers plenty of space to park a lawn mower, add a work space or used for storage!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Directions: From 23 Hwy take Business 50 to S Madison to property
• Financial info: Annual tax information available
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Frame construction; Composition roof
• Exterior features: 0.12-acre lot; Flood plain status unknown

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating; Electric cooling (central)
• Interior features: Ranch floor plan; Slab basement
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1111452.2% vs local median 4.0% in Knob Noster — 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 71/100 on livability (#104 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Knob Noster R-VIII (town): math 46% / reading 52% proficiency, ranked #47 of 324 in MO (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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.

Recommended offer $1

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 117242.00% ✓
• Cap rate: 1111452.16%
• Cash-on-cash: 3969449.53%
• DSCR: 176619.17
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 210745.02×
• Total profit: $59,008
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 455055.72×
• Total profit: $127,415
• Equity at exit: $1

Cash invested: $0 (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 65336

• Home prices YoY: 1.9%
• Active inventory: 45

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $926

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $926	-5% $926	+0% $926	+5% $926	+10% $926
Rent	-10% $834	-5% $880	+0% $926	+5% $973	+10% $1,019
Rate	-1.0pp $926	-0.5pp $926	base $926	+0.5pp $926	+1.0pp $926

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Elliott Ln Knob Noster, MO	3.0	2.0	1197	$1,325	$1.11	44d	1	0.84mi
709 Elliott Ln Knob Noster, MO	3.0	2.0	1275	$1,245	$0.98	44d	1	0.85mi

Listing history 8 events

1. 2026-06-19
   days on market $1 Active 8 DOM
2. 2026-06-18
   days on market $1 Active 7 DOM
3. 2026-06-17
   days on market $1 Active 6 DOM
4. 2026-06-16
   days on market $1 Active 5 DOM
5. 2026-06-15
   days on market $1 Active 4 DOM
6. 2026-06-14
   days on market $1 Active 2 DOM
7. 2026-06-12
   remarks 300-char remark
8. 2026-06-12
   listed $1 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $14,069
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$0
• Taxable income: $11,818
• Est. tax owed @ 24.0%: −$2,836
• After-tax cash flow: $8,278/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: Knob Noster R-VIII
• NCES district ID: 2916830
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $47,077
• Composite: 41.66/100
• National rank: #3420
• State rank: #47 of 324 in MO

Livability — Knob Noster

• Score: 71/100
• State rank: #104
• US rank: #6892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knob Noster, MO
• County: Johnson County · 34,718 people
• City population: 6,519
• Metro: Warrensburg, MO
• Population (ZIP): 6,519
• Household income: $66,935
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 66.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 195.5154
• Rent YoY: —
• Metro: Warrensburg, 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

+100.3% since first listed

23 events — show timeline

• 2026-06-11 Listed $1 Heartland MLS as Distributed by MLS Grid
• 2023-06-26 Sold (Public Records) — Public Records
• 2023-06-26 Sold (MLS) — WCAR
• 2023-06-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-05-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-28 Relisted — WCAR
• 2023-04-28 Price Changed $120,000 WCAR
• 2023-04-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-04-28 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-10 Listed $130,000 WCAR
• 2023-02-10 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-31 Sold (Public Records) — Public Records
• 2018-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-04-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-04-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2018-04-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-10-09 Listed $82,500 Heartland MLS as Distributed by MLS Grid
• 2017-08-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-02-12 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2003-08-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-08-01 Sold (Public Records) — Public Records
• 2003-06-24 Listed $59,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $706 · +13.3% YoY. Source: county tax records.