403 E Chestnut St · Archie, MO 64725

$172,500

2 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 9 Days on market

Built 1915 10,454 sqft lot $109/sqft · 36% below area Est $270k · 36% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A hidden chapter awaits just minutes South of Kansas City. This home with two gables is nestled on a quiet street in Archie MO. A detached small building is already equipped with electricity, is ready to be transformed into a creative studio, workshop, or private retreat. Inside the main home you’ll find rooms full of character, two main-floor bedrooms, a bathroom, laundry/mud room and room to add a second bathroom with the third bedroom upstairs on the second floor. Don't forget the attic just waiting to be rewritten into a cozy living space. Whether you're dreaming of quiet, small-town living, a short-term rental, or your own storybook home, this property is brimming with promise. Sold as-is. Come write your next chapter here! New hot water heater and newer roof.

Key facts

• Treed corner lot
• Attic area
• 0.24 acre lot

Tags

• TREED CORNER LOT
• ATTIC AREA
• STORAGE BUILDING SHED

Property features AI

Finance

• Other: Located inside city limits; Paved public road access; Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence; Residential property; Approximately 1.5 stories; North-facing
• Construction: Frame construction with lap siding; Composition roof
• Exterior features: Front porch; Corner city lot; Shed(s); Satellite dish

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Kitchen and dining combined (kit/dining combo)
• Bedrooms: Three bedrooms — two on the first floor, one on the second floor
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom with ceramic tile and a shower-over-tub
• Heating & cooling: Forced air heat; Electric cooling plus window unit(s)
• Interior features: Ceiling fans; Expandable attic; Storm windows; Storm doors; Smoke detector(s)
• Laundry & utility: Laundry area in the kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (31.5% below list).
• Recommended offer: $118k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#263 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.
• Archie R-V (rural): math 32% / reading 47% proficiency, ranked #135 of 324 in MO (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cass Co. Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 229 students, 30% FRL); Archie High (math 27% / reading 47%, grade F, #291 of 521 statewide, top 60%, 287 students, 34% FRL).
• Market conditions: 35 active listings in the ZIP; 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,133 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

• ARV (median comp): $270,081
• List price: $172,500
• Delta: -36.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Blackberry Cir	0.36mi	3/2.0 (+1)	1,580 (+0%)	2mo	$299,900	$190	72
304 S Jackson St	0.16mi	3/2.5 (+1)	1,614 (+2%)	10mo	$295,000	$183	69
402 S Jefferson St	0.04mi	3/2.0 (+1)	1,350 (-14%)	2mo	$239,900	$178	63
532 S Truman Rd	0.30mi	3/2.0 (+1)	1,476 (-6%)	4mo	$275,000	$186	63
507 S Wilson St	0.18mi	3/2.0 (+1)	1,747 (+11%)	3mo	$289,900	$166	62
518 S Wilson St	0.25mi	3/2.0 (+1)	1,662 (+6%)	13mo	$288,400	$174	60
216 Blackberry Cir	0.43mi	3/2.0 (+1)	1,630 (+3%)	10mo	$316,500	$194	57
303 S Wilson St	0.14mi	3/2.0 (+1)	1,346 (-15%)	5mo	$265,000	$197	56
Us-71 Hwy	0.61mi	3/1.0 (+1)	1,600 (+2%)	11mo	$42,000	$26	55
504 W Ash St	0.54mi	3/2.0 (+1)	1,620 (+3%)	14mo	$230,000	$142	49
208 N Ohio St	0.53mi	3/2.0 (+1)	1,724 (+9%)	7mo	$229,000	$133	45
207 N Ohio St	0.52mi	3/1.5 (+1)	1,800 (+14%)	13mo	$230,000	$128	34

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-35,862
• Equity at exit: $25,720

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-41,594
• Equity at exit: $14,915

Cash invested: $48,300 (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 64725

• Home prices YoY: -15.9%
• Active inventory: 35
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-123

Break-even live

Break-even rent $1,337

Max offer price $150,744

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-74	+0% $-123	+5% $-172	+10% $-221
Rent	-10% $-216	-5% $-170	+0% $-123	+5% $-76	+10% $-30
Rate	-1.0pp $-36	-0.5pp $-79	base $-123	+0.5pp $-168	+1.0pp $-213

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-09
   status Pending 842-char remark
2. 2026-05-04
   listed $172,500 Active 842-char remark
3. 2025-11-17
   soldstatus Closed 781-char remark

   Show marketing remark (781 chars)

   A hidden chapter awaits just minutes South of Kansas City. This home with two gables is nestled on a quiet street in Archie MO. A detached small building is already equipped with electricity, is ready to be transformed into a creative studio, workshop, or private retreat. Inside the main home you’ll find rooms full of character, two main-floor bedrooms, a bathroom, laundry/mud room and room to add a second bathroom with the third bedroom upstairs on the second floor. Don't forget the attic just waiting to be rewritten into a cozy living space. Whether you're dreaming of quiet, small-town living, a short-term rental, or your own storybook home, this property is brimming with promise. Sold as-is. Come write your next chapter here! New hot water heater and newer roof.

4. 2025-11-03
   status Pending 781-char remark

   Show marketing remark (781 chars)

   A hidden chapter awaits just minutes South of Kansas City. This home with two gables is nestled on a quiet street in Archie MO. A detached small building is already equipped with electricity, is ready to be transformed into a creative studio, workshop, or private retreat. Inside the main home you’ll find rooms full of character, two main-floor bedrooms, a bathroom, laundry/mud room and room to add a second bathroom with the third bedroom upstairs on the second floor. Don't forget the attic just waiting to be rewritten into a cozy living space. Whether you're dreaming of quiet, small-town living, a short-term rental, or your own storybook home, this property is brimming with promise. Sold as-is. Come write your next chapter here! New hot water heater and newer roof.

5. 2025-08-22
   listed $125,000 Active 781-char remark

   Show marketing remark (781 chars)

   A hidden chapter awaits just minutes South of Kansas City. This home with two gables is nestled on a quiet street in Archie MO. A detached small building is already equipped with electricity, is ready to be transformed into a creative studio, workshop, or private retreat. Inside the main home you’ll find rooms full of character, two main-floor bedrooms, a bathroom, laundry/mud room and room to add a second bathroom with the third bedroom upstairs on the second floor. Don't forget the attic just waiting to be rewritten into a cozy living space. Whether you're dreaming of quiet, small-town living, a short-term rental, or your own storybook home, this property is brimming with promise. Sold as-is. Come write your next chapter here! New hot water heater and newer roof.

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$714/yr (+$60/mo · 74.5%)

ⓘ 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 (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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,176
• − Mortgage interest: −$9,663
• − Property taxes: −$959
• − Insurance: −$862
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$5,018
• Taxable loss: −$4,595
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $-375/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: Archie R-V
• NCES district ID: 2903200
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $55,906
• Composite: 34.58/100
• National rank: #5163
• State rank: #135 of 324 in MO

Livability — Archie

• Score: 65/100
• State rank: #263
• US rank: #12510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archie, MO
• Population (ZIP): 1,993

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 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 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: ▼ -33.82%
• Current HPI: 178.5643
• 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

+38.0% since first listed

7 events — show timeline

• 2026-05-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $172,500 Heartland MLS as Distributed by MLS Grid
• 2025-11-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-11-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-22 Listed $125,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $959 · +12.0% YoY. Source: county tax records.