224 Walnut St · Pleasant Hill, MO 64080

$180,000

3 bd · 2.0 ba · 1,349 sqft · SingleFamily public records · 34 Days on market

Built 1900 8,712 sqft lot Est $254k · 29% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LEGENDARY STYLE. .. Timeless design includes sparkling touches throughout. Featuring inviting kitchen, formal dining, spacious bedrooms and detach garage. Fulfill your dream to own! Purchase this property for as little as 3% down! This property is approved for Homepath Renovation Mortgage Financing. Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. SELLER WILL ONLY REVIEW OWNER OCCUPANT OFFER FOR THE FIRST 15 DAYS.

Key facts

• New roof
• Concrete floors
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• DETACHED GARAGE
• CONCRETE FLOORS

Property features AI

Finance

• Other: Living area reported as 1,349; Lot size source: RPR; Above-grade finished area source: Public Records; Below-grade finished area source: Public Records; Property tax reported annually ($1,500)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Residential property
• Construction: Composition roof; Other construction materials; Property more than 100 years old
• Exterior features: Corner lot; Lot approximately 8,712 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Full basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $174k (3.1% below list).
• Recommended offer: $174k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.2% in Pleasant Hill — 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 64/100 on livability (#301 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pleasant Hill R-III (town): math 37% / reading 51% proficiency, ranked #84 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 588 units permitted in Cass 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.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,500 (3.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.97% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $253,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Walnut St	0.00mi	3/2.0	1,349 (0%)	1mo	$180,000	$133	99
110 Campbell St	0.36mi	3/2.0	1,299 (-4%)	2mo	$100,000	$77	75
105 N Campbell St	0.36mi	3/2.0	1,300 (-4%)	6mo	$250,000	$192	73
414 N Randolph St	0.66mi	3/1.5	1,362 (+1%)	3mo	$256,900	$189	63
712 Locust St	0.51mi	3/2.0	1,452 (+8%)	1mo	$264,900	$182	63
320 N Campbell St	0.51mi	2/1.0 (-1)	1,340 (-1%)	8mo	$99,000	$74	59
115 S Campbell St	0.33mi	3/2.0	1,200 (-11%)	11mo	$225,000	$188	58
615 Cedar St	0.46mi	4/2.0 (+1)	1,431 (+6%)	11mo	$205,000	$143	54
418 N Taylor St	0.52mi	3/2.0	1,500 (+11%)	8mo	$345,000	$230	50
26400 E State Route 58 Hwy	0.48mi	2/2.0 (-1)	1,188 (-12%)	7mo	$275,000	$231	47
214 Sitter St	0.52mi	3/1.0	1,183 (-12%)	12mo	$222,000	$188	42
219 N Mckissock St	0.65mi	2/1.0 (-1)	1,150 (-15%)	10mo	$195,000	$170	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,819
• Equity at exit: $26,839

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,753
• Equity at exit: $15,563

Cash invested: $50,400 (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 64080

• Home prices YoY: -30.2%
• Active inventory: 101
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $257

Break-even live

Break-even rent $1,419

Max offer price $180,000

Occupancy floor 80%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Pampas St Pleasant Hill, MO	3.0	2.5	1382	$1,745	$1.26	1d	1	1.41mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   price $180,000
3. 2026-04-07
   price $184,000
4. 2026-03-27
   listed $190,000 Active
5. 2012-07-27
   soldstatus 514-char remark

   Show marketing remark (514 chars)

   LEGENDARY STYLE. .. Timeless design includes sparkling touches throughout. Featuring inviting kitchen, formal dining, spacious bedrooms and detach garage. Fulfill your dream to own! Purchase this property for as little as 3% down! This property is approved for Homepath Renovation Mortgage Financing. Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. SELLER WILL ONLY REVIEW OWNER OCCUPANT OFFER FOR THE FIRST 15 DAYS.

6. 2012-05-10
   soldstatus
7. 2012-04-23
   listed $38,500 514-char remark

   Show marketing remark (514 chars)

   LEGENDARY STYLE. .. Timeless design includes sparkling touches throughout. Featuring inviting kitchen, formal dining, spacious bedrooms and detach garage. Fulfill your dream to own! Purchase this property for as little as 3% down! This property is approved for Homepath Renovation Mortgage Financing. Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. SELLER WILL ONLY REVIEW OWNER OCCUPANT OFFER FOR THE FIRST 15 DAYS.

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$520/yr (+$43/mo · 42.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$10,083
• − Property taxes: −$1,226
• − Insurance: −$900
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,236
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $3,055/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: Pleasant Hill R-III
• NCES district ID: 2925330
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $63,153
• Composite: 39.02/100
• National rank: #4065
• State rank: #84 of 324 in MO

Livability — Pleasant Hill

• Score: 64/100
• State rank: #301
• US rank: #13851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, MO
• Population (ZIP): 14,383

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.32%
• Current HPI: 199.1178
• 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

+367.5% since first listed

7 events — show timeline

• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $184,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2012-07-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-05-10 Sold (Public Records) — Public Records
• 2012-04-23 Listed $38,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $1,226 · +16.8% YoY. Source: county tax records.