608 E Cottonwood St · Kirksville, MO 63501

$80,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 19 Days on market

Built 1910

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Students and Parents, great 2 bedroom, 1 bath with new kitchen. Priced to sell. Call Toni at 660-353-9815 for your showing!

Key facts

• Minutes from college
• Updated kitchen
• Close to amenities

Tags

• UPDATED KITCHEN
• CLOSE TO AMENITIES
• MINUTES FROM COLLEGE

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (Residential property)
• Construction: Frame construction with vinyl siding; Asphalt roof; Crawl space foundation; Built on lot approximately 5,832 sq ft
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric oven, electric range, refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Electric oven, electric range, refrigerator, electric water heater; Hardwood flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $77k (4.2% below list).
• Recommended offer: $77k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 15% 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $76,676 (4.2% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-6,180
• Equity at exit: $11,928

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $2,901
• Equity at exit: $6,917

Cash invested: $22,400 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $767 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $109

Break-even live

Break-even rent $629

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $154	-5% $132	+0% $109	+5% $86	+10% $64
Rent	-10% $48	-5% $79	+0% $109	+5% $139	+10% $170
Rate	-1.0pp $149	-0.5pp $129	base $109	+0.5pp $88	+1.0pp $67

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 E Jefferson St Kirksville, MO	1.0	1.0	537	$470	$0.87	45d	2	0.48mi
107 N Main St Apt 3 Kirksville, MO	1.0	1.0	650	$585	$0.90	45d	1	0.49mi
810 S Baltimore St Apt 4 Kirksville, MO	1.0	1.0	550	$1,500	$2.73	45d	1	0.77mi

Listing history 16 events

1. 2026-06-19
   days on market $80,000 Active 19 DOM
2. 2026-06-18
   days on market $80,000 Active 18 DOM
3. 2026-06-17
   days on market $80,000 Active 17 DOM
4. 2026-06-16
   days on market $80,000 Active 16 DOM
5. 2026-06-15
   days on market $80,000 Active 15 DOM
6. 2026-06-14
   days on market $80,000 Active 13 DOM
7. 2026-06-12
   days on market $80,000 Active 12 DOM
8. 2026-06-09
   days on market $80,000 Active 9 DOM
9. 2026-06-08
   days on market $80,000 Active 8 DOM
10. 2026-06-07
    days on market $80,000 Active 7 DOM
11. 2026-06-07
    days on market $80,000 Active 6 DOM
12. 2026-06-04
    days on market $80,000 Active 3 DOM
13. 2026-06-02
    days on market $80,000 Active 2 DOM
14. 2026-06-01
    remarks 379-char remark
15. 2026-06-01
    remarks 336-char remark
16. 2026-06-01
    listed $80,000 Active 1 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$250/yr (+$21/mo · 47.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $9,201
• − Mortgage interest: −$4,481
• − Property taxes: −$526
• − Insurance: −$400
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$2,327
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,310/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

+23.3% since first listed

4 events — show timeline

• 2026-06-01 Listed $80,000 NECAR
• 2022-08-12 Sold (MLS) — NECAR
• 2022-06-28 Pending — NECAR
• 2022-06-23 Listed $64,900 NECAR

Property tax history

+4.1%/yr

Latest (2025): $526 · +13.2% YoY. Source: county tax records.