610 Elm St · Knob Noster, MO 65336

$165,000

3 bd · 1.0 ba · 912 sqft · Other public records · 104 Days on market

Built 1955 4,677 sqft lot

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

Key facts

• 4,677 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $97 ($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 $134k (18.7% below list).
• Recommended offer: $134k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% in Knob Noster — 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 71/100 on livability (#104 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Knob Noster R-VIII (town): math 46% / reading 52% proficiency, ranked #47 of 324 in MO (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 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 $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,207 (18.7% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.68×
• Total profit: $31,536
• Equity at exit: $80,129

10-year hold

• IRR: 13.3%
• Equity multiple: 3.10×
• Total profit: $96,799
• Equity at exit: $128,319

Cash invested: $46,200 (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 65336

• Home prices YoY: 1.9%
• Active inventory: 45
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $97

Break-even live

Break-even rent $1,220

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $190	-5% $144	+0% $97	+5% $50	+10% $-194
Rent	-10% $-9	-5% $44	+0% $97	+5% $150	+10% $203
Rate	-1.0pp $180	-0.5pp $139	base $97	+0.5pp $54	+1.0pp $11

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-01-07
   status Pending
2. 2025-12-11
   price $165,000
3. 2025-10-01
   price $169,900
4. 2025-09-26
   listed $175,000 Active
5. 2025-07-09
   historical $175,000
6. 2023-03-22
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

7. 2023-03-21
   soldstatus
8. 2023-03-17
   soldstatus Closed 572-char remark

   Show marketing remark (572 chars)

   Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

9. 2023-02-13
   historical Active Under Contract 572-char remark

   Show marketing remark (572 chars)

   Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

10. 2022-12-13
    status Active 572-char remark

    Show marketing remark (572 chars)

    Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

11. 2022-12-05
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

12. 2022-12-05
    status Active 572-char remark

    Show marketing remark (572 chars)

    Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

13. 2022-11-28
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

14. 2022-10-19
    listed $143,500 Active 572-char remark

    Show marketing remark (572 chars)

    Back on the market at no fault of the seller! Charming and completely updated true ranch home within walking distance of Knob Noster Elementary and Knob Noster Middle School. This completely updated home boats 3 generous bedrooms, a completely updated bathroom, and a brand new kitchen. Enjoy the open concept floor plan that provides a great spot from entertainment or family time. You'll be amazed by the awesome curb appeal and the space this home has to offer. Stop by today before it is gone! Worried about interest rates? Ask your agent about a 2/1 buy down program!

15. 2019-03-18
    soldstatus
16. 1997-06-01
    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: $353 · $29/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,248/yr (+$104/mo · 353.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,105
• − Mortgage interest: −$9,243
• − Property taxes: −$353
• − Insurance: −$825
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,800
• Taxable loss: −$1,692
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $1,568/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: Knob Noster R-VIII
• NCES district ID: 2916830
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $47,077
• Composite: 41.66/100
• National rank: #3420
• State rank: #47 of 324 in MO

Livability — Knob Noster

• Score: 71/100
• State rank: #104
• US rank: #6892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knob Noster, MO
• County: Johnson County · 34,718 people
• City population: 6,519
• Metro: Warrensburg, MO
• Population (ZIP): 6,519
• Household income: $66,935
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 66.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▲ 3.63%
• Current HPI: 195.5154
• Rent YoY: —
• Metro: Warrensburg, 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

+15.0% since first listed

16 events — show timeline

• 2026-01-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-09 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-21 Sold (Public Records) — Public Records
• 2023-03-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-02-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-12-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-12-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-12-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-11-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-19 Listed $143,500 Heartland MLS as Distributed by MLS Grid
• 2019-03-18 Sold (Public Records) — Public Records
• 1997-06-01 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $353 · +11.8% YoY. Source: county tax records.