111 Maple St · Lamar, MO 64759

$172,000

4 bd · 2.0 ba · 2,209 sqft · Other public records · 78 Days on market

Built 1963 0.35 ac lot $78/sqft · 13% below area Est $198k · 13% 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 +13.5/15.0
• Cash flow +11.9/30.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three - 5 bedroom rancher, 2 living areas. Newer Ruud HVAC, and location is a standout. Walking distance to schools and quick access to local amenities including restaurants, Walmart, Cox Barton County hospital or interstate highway 49. There's some TLC ahead, but this one is well worth the effort.

Key facts

• Newer ruud hvac
• 0.35 acre lot
• 2 garage spots

Tags

• NEWER RUUD HVAC
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $172k.

Deal economics

• At list price, monthly cash flow is $-45 ($-543/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (23.9% below list).
• Recommended offer: $131k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#284 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Lamar R-I (town): math 37% / reading 37% proficiency, ranked #196 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Elem. (275 students, 56% FRL); Lamar Middle (math 39% / reading 37%, grade F, #211 of 391 statewide, top 55%, 266 students, 53% FRL); Lamar High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 393 students, 41% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 6 units permitted in Barton 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.
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,819 (23.9% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $198,261
• List price: $172,000
• Delta: -13.25%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-30,804
• Equity at exit: $25,646

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-30,732
• Equity at exit: $14,871

Cash invested: $48,160 (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 64759

• Home prices YoY: -10.4%
• Active inventory: 65
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-45

Break-even live

Break-even rent $1,366

Max offer price $163,999

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $3	+0% $-45	+5% $-94	+10% $-143
Rent	-10% $-149	-5% $-97	+0% $-45	+5% $6	+10% $58
Rate	-1.0pp $41	-0.5pp $-2	base $-45	+0.5pp $-90	+1.0pp $-135

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $172,000 Pending 78 DOM
2. 2026-06-04
   days on market $172,000 Active 77 DOM
3. 2026-06-02
   days on market $172,000 Active 76 DOM
4. 2026-06-01
   days on market $172,000 Active 75 DOM
5. 2026-05-31
   days on market $172,000 Active 74 DOM
6. 2026-03-18
   listed $172,000 Active 300-char remark

   Show marketing remark (300 chars)

   Three - 5 bedroom rancher, 2 living areas. Newer Ruud HVAC, and location is a standout. Walking distance to schools and quick access to local amenities including restaurants, Walmart, Cox Barton County hospital or interstate highway 49. There's some TLC ahead, but this one is well worth the effort.

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$407/yr (+$34/mo · 32.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,698
• − Mortgage interest: −$9,635
• − Property taxes: −$1,261
• − Insurance: −$860
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$5,004
• Taxable loss: −$3,573
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $314/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: Lamar R-I
• NCES district ID: 2917850
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $40,598
• Composite: 31.12/100
• National rank: #6066
• State rank: #196 of 324 in MO

Livability — Lamar

• Score: 65/100
• State rank: #284
• US rank: #13227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, MO
• Population (ZIP): 8,056

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0% · Canada, Guatemala
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.73%
• Current HPI: 160.9202
• 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

1 event — show timeline

• 2026-03-18 Listed $172,000 OGAR

Property tax history

+0.2%/yr

Latest (2025): $1,261 · +10.7% YoY. Source: county tax records.