313 N College St · Princeton, MO 64673

$129,000

4 bd · 2.0 ba · 2,032 sqft · Other public records · 41 Days on market

Built 1883 0.32 ac lot $63/sqft · 10% below area Est $143k · 10% under

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Why this score? — see what drove the B- 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 +23.1/30.0
• ARV discount +11.8/15.0
• DSCR +7.4/10.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This really nice 2 story home in Princeton has over 2,000 sq ft of living space. On the main floor, there is a large living room and adjacent to it is a sitting room that could be used as an office or as a formal dining room. The master bedroom and bathroom are located on the main floor. The kitchen is currently used as an eat in kitchen due to the large size of the kitchen. A small pantry is adjacent to the kitchen and the utility room attaches to the kitchen. Upstairs consists of 3 bedrooms and a full bathroom. Walk out the sliding glass doors to the large deck that wraps around the back of the house and part of the side of the home. The front porch is in great shape and a great place to meet the neighbors for coffee. If you need storage, the unfinished basement has lots of room. The property contains a small storage building with electricity. The 2 car detached garage is in great shape. The home just had a new furnace and new central air installed.

Key facts

• Solar panel system
• New roof
• Clean dry basement

Tags

• CLEAN DRY BASEMENT
• NEW WINDOWS
• NEW SLIDING GLASS DOOR
• NEW ROOF
• NEW GARAGE DOOR
• SOLAR PANEL SYSTEM

Property features AI

Finance

• Other: Directions: driving north on 65 into Princeton, turn west on Elm St., then left on College St.; the home is on the west
• HOA & community: No association fees

Exterior

• Parking: Covered detached 2-car garage; Has garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; East-facing; 2,032 above-grade living area; Older home (101+ years)
• Construction: Frame construction; Metal roof
• Exterior features: Not located in a flood plain; 0.32-acre lot

Interior

• Bedrooms: 4 bedrooms (2 on the first floor, 2 on the second floor)
• Bathrooms: 2 full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Unfinished basement; Two-story floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#355 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, amenities F, commute F.
• Princeton R-V (rural): math 50% / reading 45% proficiency, ranked #158 of 535 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($892 loan paydown + $755 appreciation (0.6% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1883 — 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: 1.00% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $142,727
• List price: $129,000
• Delta: -9.62%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.40×
• Total profit: $14,544
• Equity at exit: $41,279

10-year hold

• IRR: 12.5%
• Equity multiple: 2.46×
• Total profit: $52,592
• Equity at exit: $52,782

Cash invested: $36,120 (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 64673

• Home prices YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $232

Break-even live

Break-even rent $1,000

Max offer price $129,000

Occupancy floor 77%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $129,000 Active 41 DOM
2. 2026-06-17
   days on market $129,000 Active 40 DOM
3. 2026-06-16
   days on market $129,000 Active 39 DOM
4. 2026-06-15
   days on market $129,000 Active 38 DOM
5. 2026-06-13
   days on market $129,000 Active 36 DOM
6. 2026-06-12
   days on market $129,000 Active 35 DOM
7. 2026-06-09
   status $129,000 Active 32 DOM
8. 2026-05-31
   status $129,000 Pending 32 DOM
9. 2026-05-31
   days on market $129,000 Active 32 DOM
10. 2026-04-29
    listed $129,000 Active 1141-char remark
11. 2022-04-14
    soldstatus 965-char remark

    Show marketing remark (965 chars)

    This really nice 2 story home in Princeton has over 2,000 sq ft of living space. On the main floor, there is a large living room and adjacent to it is a sitting room that could be used as an office or as a formal dining room. The master bedroom and bathroom are located on the main floor. The kitchen is currently used as an eat in kitchen due to the large size of the kitchen. A small pantry is adjacent to the kitchen and the utility room attaches to the kitchen. Upstairs consists of 3 bedrooms and a full bathroom. Walk out the sliding glass doors to the large deck that wraps around the back of the house and part of the side of the home. The front porch is in great shape and a great place to meet the neighbors for coffee. If you need storage, the unfinished basement has lots of room. The property contains a small storage building with electricity. The 2 car detached garage is in great shape. The home just had a new furnace and new central air installed.

12. 2021-09-30
    listed $102,000 965-char remark

    Show marketing remark (965 chars)

    This really nice 2 story home in Princeton has over 2,000 sq ft of living space. On the main floor, there is a large living room and adjacent to it is a sitting room that could be used as an office or as a formal dining room. The master bedroom and bathroom are located on the main floor. The kitchen is currently used as an eat in kitchen due to the large size of the kitchen. A small pantry is adjacent to the kitchen and the utility room attaches to the kitchen. Upstairs consists of 3 bedrooms and a full bathroom. Walk out the sliding glass doors to the large deck that wraps around the back of the house and part of the side of the home. The front porch is in great shape and a great place to meet the neighbors for coffee. If you need storage, the unfinished basement has lots of room. The property contains a small storage building with electricity. The 2 car detached garage is in great shape. The home just had a new furnace and new central air installed.

13. 2020-12-22
    soldstatus

    Show marketing remark (493 chars)

    Move-in ready home! This 4 bedroom, 2 bath home is located in a nice neighborhood. The large kitchen is immaculate with a pantry off to one side and a large utility room off the other to allow plenty of storage of canned goods. The large deck can be accessed by 3 doors in the home as well as stairs from the back yard. The living room has large windows which allow plenty of light. The detached garage and workshop have a breezeway with roof to walk into the home and stay out of the weather.

14. 2020-09-29
    listed $79,900

    Show marketing remark (493 chars)

    Move-in ready home! This 4 bedroom, 2 bath home is located in a nice neighborhood. The large kitchen is immaculate with a pantry off to one side and a large utility room off the other to allow plenty of storage of canned goods. The large deck can be accessed by 3 doors in the home as well as stairs from the back yard. The living room has large windows which allow plenty of light. The detached garage and workshop have a breezeway with roof to walk into the home and stay out of the weather.

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$537/yr (+$45/mo · 75.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,519
• − Mortgage interest: −$7,226
• − Property taxes: −$714
• − Insurance: −$645
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,753
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,615/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: Princeton R-V
• NCES district ID: 2925590
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $42,232
• Composite: 42.1/100
• National rank: #7042
• State rank: #158 of 535 in MO

Livability — Princeton

• Score: 63/100
• State rank: #355
• US rank: #15724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, MO
• Population (ZIP): 2,492

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 3,512 people
• By 2030: 3,383 · -3.7%
• By 2040: 3,134 · -10.8%
• By 2050: 2,894 · -17.6%
• By 2075: 2,397 · -31.7%
• By 2100: 1,787 · -49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -35.9pp toward R · 2008: -37.2pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+74.1 2016: R+73.0 2012: R+54.5 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 174.6594
• 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

+61.5% since first listed

7 events — show timeline

• 2026-06-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $129,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-09-30 Listed $102,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-09-29 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $714 · +18.3% YoY. Source: county tax records.