608 E 10th St · Holden, MO 64040

$119,900

3 bd · 2.0 ba · 1,404 sqft · Other public records · 28 Days on market

Built 1940 0.38 ac lot $85/sqft · 54% below area

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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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute fixer upper ranch in town on large lot!! Nice open floor plan you will love! Some work has been completed to open up the space in between kitchen and family room. Home still has some work to go. Basement has bathroom and could easily be finished for an extra bedroom. Two car detached garage as well. Cute front covered porch is perfect for watching the world go by! Close to shopping and bank!! This home is ready for you to make it your own!!

Key facts

• Refurbished garage
• Open floor plan
• Extra living space

Tags

• RANCH STYLE
• LARGE LOT
• OPEN FLOOR PLAN
• NEW ROOF
• REFURBISHED GARAGE
• EXTRA LIVING SPACE

Property features AI

Finance

• Other: Lot approx. 100 x 160 (16,483 sq ft); Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property; Facing/entry level: First floor living
• Construction: Vinyl siding; Composition roof; Partial basement
• Exterior features: Deck; Patio; Paved road access; Public road maintenance

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms, all on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Kitchen/dining combo; Dishwasher
• Laundry & utility: Partial basement (utility space available)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $120k (0.3% below list).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.6% in Holden — 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 69/100 on livability (#167 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Holden R-III (rural): math 33% / reading 41% proficiency, ranked #176 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $259,900
• List price: $119,900
• Delta: -53.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $76,660
• Equity at exit: $108,015

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $216,760
• Equity at exit: $232,939

Cash invested: $33,572 (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 64040

• Home prices YoY: 6.2%
• Active inventory: 75
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $179

Break-even live

Break-even rent $969

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 28 DOM
2. 2026-06-17
   days on market $119,900 Active 27 DOM
3. 2026-06-16
   days on market $119,900 Active 26 DOM
4. 2026-06-15
   days on market $119,900 Active 25 DOM
5. 2026-06-13
   days on market $119,900 Active 23 DOM
6. 2026-06-12
   statusdays on market $119,900 Active 22 DOM
7. 2026-05-05
   listed $129,900 Active 384-char remark
8. 2020-04-30
   soldstatus Sold 449-char remark

   Show marketing remark (449 chars)

   Cute fixer upper ranch in town on large lot!! Nice open floor plan you will love! Some work has been completed to open up the space in between kitchen and family room. Home still has some work to go. Basement has bathroom and could easily be finished for an extra bedroom. Two car detached garage as well. Cute front covered porch is perfect for watching the world go by! Close to shopping and bank!! This home is ready for you to make it your own!!

9. 2020-03-27
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Cute fixer upper ranch in town on large lot!! Nice open floor plan you will love! Some work has been completed to open up the space in between kitchen and family room. Home still has some work to go. Basement has bathroom and could easily be finished for an extra bedroom. Two car detached garage as well. Cute front covered porch is perfect for watching the world go by! Close to shopping and bank!! This home is ready for you to make it your own!!

10. 2020-03-23
    listed $59,900 Active 449-char remark

    Show marketing remark (449 chars)

    Cute fixer upper ranch in town on large lot!! Nice open floor plan you will love! Some work has been completed to open up the space in between kitchen and family room. Home still has some work to go. Basement has bathroom and could easily be finished for an extra bedroom. Two car detached garage as well. Cute front covered porch is perfect for watching the world go by! Close to shopping and bank!! This home is ready for you to make it your own!!

11. 2011-06-01
    soldstatus
12. 2010-04-08
    soldstatus

    Show marketing remark (656 chars)

    This Home is Owned by the U. S. Dept. of Housing & Urban Development (HUD). This HUD Home is Sold AS-IS/WHERE-IS with Any and All Faults. Agents Must be Registered with HUD for the Bidding Process. Call Listing Office for Help Bidding Any Price You Want to Offer. Buyer Must Have a Mortgage Commitment or Cash. This Home is Case Number: 291-335235. HOME WARRANTY INFO: A First American Home Warranty Will Be Paid for by Seller if YOU Add $430.00 to Line 5 of the HUD Contract & Fax Warranty Invoice to GBS 9 Days Before Closing. See MLS Attachments for Invoice. All Bids Can Get Cancelled or Rejected; Check www. BidSelect.com DAILY for Status.

13. 2010-02-23
    listed $37,000

    Show marketing remark (656 chars)

    This Home is Owned by the U. S. Dept. of Housing & Urban Development (HUD). This HUD Home is Sold AS-IS/WHERE-IS with Any and All Faults. Agents Must be Registered with HUD for the Bidding Process. Call Listing Office for Help Bidding Any Price You Want to Offer. Buyer Must Have a Mortgage Commitment or Cash. This Home is Case Number: 291-335235. HOME WARRANTY INFO: A First American Home Warranty Will Be Paid for by Seller if YOU Add $430.00 to Line 5 of the HUD Contract & Fax Warranty Invoice to GBS 9 Days Before Closing. See MLS Attachments for Invoice. All Bids Can Get Cancelled or Rejected; Check www. BidSelect.com DAILY for Status.

14. 2001-09-01
    soldstatus
15. 1999-03-01
    soldstatus
16. 1996-09-01
    soldstatus
17. 1993-10-01
    soldstatus
18. 1991-02-01
    soldstatus
19. 1986-05-01
    soldstatus
20. 1974-03-01
    soldstatus

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$122/yr (+$10/mo · 11.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,341
• − Mortgage interest: −$6,716
• − Property taxes: −$1,041
• − Insurance: −$600
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,488
• Taxable income: $202
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,096/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: Holden R-III
• NCES district ID: 2914490
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $53,033
• Composite: 32.27/100
• National rank: #5759
• State rank: #176 of 324 in MO

Livability — Holden

• Score: 69/100
• State rank: #167
• US rank: #8986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holden, MO
• City population: 5,968
• Population (ZIP): 5,968

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Iranian 6% Italian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.92%
• Current HPI: 342.75
• 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

+224.1% since first listed

17 events — show timeline

• 2026-06-10 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2020-04-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-23 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2011-06-01 Sold (Public Records) — Public Records
• 2010-04-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-02-23 Listed $37,000 Heartland MLS as Distributed by MLS Grid
• 2001-09-01 Sold (Public Records) — Public Records
• 1999-03-01 Sold (Public Records) — Public Records
• 1996-09-01 Sold (Public Records) — Public Records
• 1993-10-01 Sold (Public Records) — Public Records
• 1991-02-01 Sold (Public Records) — Public Records
• 1986-05-01 Sold (Public Records) — Public Records
• 1974-03-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,041 · +8.5% YoY. Source: county tax records.