325 E Main St · Lincoln, MO 65338

$165,000

3 bd · 2.0 ba · 863 sqft · Other public records · 187 Days on market

Built 1900 9,108 sqft lot $191/sqft · 34% above area Est $185k · 11% 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 +12.4/15.0
• Appreciation +8.3/10.0
• Cash flow +5.1/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this charming and spacious three-bedroom, two-bath country home, perfectly situated on a generous corner lot in one of Lincoln’s most desirable neighborhoods. Enjoy an abundance of natural light throughout the open living spaces, complemented by modern amenities and thoughtful updates. The expansive detached garage offers plenty of room for vehicles, hobbies, or additional storage. Relax or entertain in the beautifully landscaped yard—ideal for family gatherings, pets, and gardening enthusiasts. Ideally located just minutes from top-rated schools, convenient shopping, and vibrant downtown Lincoln, this move-in-ready home provides the perfect blend of peaceful country living with easy access to all the city has to offer. Don’t miss this opportunity to make this wonderful property your new home! At only $165,000, this one won’t last long—schedule your tour today!

Key facts

• Natural light
• Landscaped yard
• Convenient shopping

Tags

• CORNER LOT
• NATURAL LIGHT
• DETACHED GARAGE
• LANDSCAPED YARD
• TOP-RATED SCHOOLS
• CONVENIENT SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (41.7% below list).
• Recommended offer: $96k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#168 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Lincoln R-II (rural): math 43% / reading 50% proficiency, ranked #91 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,236 (41.7% 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 187 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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: 0.58% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.87%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $185,150
• List price: $165,000
• Delta: -10.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.61×
• Total profit: $28,397
• Equity at exit: $108,988

10-year hold

• IRR: 10.3%
• Equity multiple: 3.19×
• Total profit: $101,350
• Equity at exit: $202,354

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 65338

• Home prices YoY: 2.8%
• Active inventory: 61
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-380

Break-even live

Break-even rent $1,443

Max offer price $110,011

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-323	+0% $-380	+5% $-437	+10% $-494
Rent	-10% $-456	-5% $-418	+0% $-380	+5% $-342	+10% $-304
Rate	-1.0pp $-297	-0.5pp $-338	base $-380	+0.5pp $-423	+1.0pp $-466

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 21 events

1. 2026-06-21
   days on market $165,000 Active 187 DOM
2. 2026-06-18
   days on market $165,000 Active 185 DOM
3. 2026-06-17
   days on market $165,000 Active 184 DOM
4. 2026-06-16
   days on market $165,000 Active 183 DOM
5. 2026-06-15
   days on market $165,000 Active 182 DOM
6. 2026-06-13
   days on market $165,000 Active 180 DOM
7. 2026-06-12
   days on market $165,000 Active 179 DOM
8. 2026-06-09
   days on market $165,000 Active 176 DOM
9. 2026-06-08
   days on market $165,000 Active 175 DOM
10. 2026-06-07
    days on market $165,000 Active 174 DOM
11. 2026-06-07
    days on market $165,000 Active 173 DOM
12. 2026-06-04
    days on market $165,000 Active 170 DOM
13. 2026-06-02
    days on market $165,000 Active 169 DOM
14. 2026-06-01
    days on market $165,000 Active 168 DOM
15. 2026-05-31
    days on market $165,000 Active 167 DOM
16. 2026-04-06
    price $165,000 914-char remark

    Show marketing remark (914 chars)

    Welcome to this charming and spacious three-bedroom, two-bath country home, perfectly situated on a generous corner lot in one of Lincoln’s most desirable neighborhoods. Enjoy an abundance of natural light throughout the open living spaces, complemented by modern amenities and thoughtful updates. The expansive detached garage offers plenty of room for vehicles, hobbies, or additional storage. Relax or entertain in the beautifully landscaped yard—ideal for family gatherings, pets, and gardening enthusiasts. Ideally located just minutes from top-rated schools, convenient shopping, and vibrant downtown Lincoln, this move-in-ready home provides the perfect blend of peaceful country living with easy access to all the city has to offer. Don’t miss this opportunity to make this wonderful property your new home! At only $165,000, this one won’t last long—schedule your tour today!

17. 2025-12-15
    listed $175,000 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to this charming and spacious three-bedroom, two-bath country home, perfectly situated on a generous corner lot in one of Lincoln’s most desirable neighborhoods. Enjoy an abundance of natural light throughout the open living spaces, complemented by modern amenities and thoughtful updates. The expansive detached garage offers plenty of room for vehicles, hobbies, or additional storage. Relax or entertain in the beautifully landscaped yard—ideal for family gatherings, pets, and gardening enthusiasts. Ideally located just minutes from top-rated schools, convenient shopping, and vibrant downtown Lincoln, this move-in-ready home provides the perfect blend of peaceful country living with easy access to all the city has to offer. Don’t miss this opportunity to make this wonderful property your new home! At only $165,000, this one won’t last long—schedule your tour today!

18. 2023-05-04
    soldstatus Closed 128-char remark

    Show marketing remark (128 chars)

    Beautiful 3BR, 2Ba country home in Lincoln. Large corner lot. Excellent location. Close to downtown and schools. Priced to sell.

19. 2023-03-24
    listed $115,000 128-char remark

    Show marketing remark (128 chars)

    Beautiful 3BR, 2Ba country home in Lincoln. Large corner lot. Excellent location. Close to downtown and schools. Priced to sell.

20. 2023-03-24
    historical 128-char remark

    Show marketing remark (128 chars)

    Beautiful 3BR, 2Ba country home in Lincoln. Large corner lot. Excellent location. Close to downtown and schools. Priced to sell.

21. 2003-12-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,548
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$4,800
• Taxable loss: −$7,642
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-2,726/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: Lincoln R-II
• NCES district ID: 2918670
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 50% ▲ 8.00%
• Median HH income: $35,713
• Composite: 38.49/100
• National rank: #4182
• State rank: #91 of 324 in MO

Livability — Lincoln

• Score: 68/100
• State rank: #168
• US rank: #9077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, MO
• Population (ZIP): 3,403

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.50%
• Current HPI: 236.0122
• 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

+43.5% since first listed

6 events — show timeline

• 2026-04-06 Price Changed $165,000 WCAR
• 2025-12-15 Listed $175,000 WCAR
• 2023-05-04 Sold (MLS) — WCAR
• 2023-03-24 Delisted — WCAR
• 2023-03-24 Listed $115,000 WCAR
• 2003-12-18 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $253 · +5.8% YoY. Source: county tax records.