311 N Hudson St · Buckner, MO 64016

$75,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1954 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEED A QUICK SALE! Bargain Priced! Adorable ranch home. Low Utility bills! New energy efficient thermal windows, & HWH in '04. New furnace & A/C '05. Steel Siding. Security System. Wood Floors under carpet. Fenced yard! Fort Osage Schools. Would be a good first home or rental. Seller's Disclosure

Key facts

• 8,712 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Above grade finished area reported as 1,092 (public records)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Converted garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single family residence; Residential property; Ranch style; One-story (living spaces on first floor); In a flood plain
• Construction: Vinyl siding; Composition roof
• Exterior features: Metal fencing; City lot; Lot approximately 75 x 100

Interior

• Kitchen: Microwave; Refrigerator; Gas range
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet
• Bathrooms: 1 full bathroom with linoleum and separate shower and tub (first floor)
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Thermal windows; Eat-in kitchen; Family room on garage level; Ranch floor plan
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 70/100 on livability (#134 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buckner Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 334 students, 45% FRL); Osage Trail Middle (math 21% / reading 42%, grade F, #276 of 391 statewide, top 71%, 793 students, 46% FRL); Fort Osage High (math 33% / reading 48%, grade F, #240 of 521 statewide, top 46%, 1,557 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 33 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.15% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.28%
• DSCR: 2.84
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $204,204
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Prairie St	0.03mi	2/1.0	1,112 (+2%)	24mo	$142,000	$128	76
8 Bart St	0.08mi	3/1.0 (+1)	1,000 (-8%)	7mo	$184,000	$184	72
209 N Hudson Rd	0.08mi	3/1.5 (+1)	1,155 (+6%)	12mo	$249,900	$216	69
20 Johnson St	0.31mi	3/1.0 (+1)	1,152 (+6%)	3mo	$90,000	$78	69
301 N Hudson St	0.06mi	3/1.5 (+1)	936 (-14%)	5mo	$175,000	$187	63
118 Park Ave	0.16mi	3/1.0 (+1)	950 (-13%)	8mo	$207,500	$218	59
106 Cliff Dr	0.39mi	3/1.0 (+1)	1,000 (-8%)	10mo	$185,000	$185	54
301 N Prairie St	0.06mi	3/1.0 (+1)	1,250 (+14%)	20mo	$159,900	$128	52
206 E Jefferson St	0.57mi	3/2.0 (+1)	1,122 (+3%)	18mo	$249,500	$222	45
300 E Jefferson St	0.58mi	3/1.5 (+1)	1,200 (+10%)	7mo	$242,500	$202	43
200 E Jefferson St	0.55mi	3/2.0 (+1)	1,220 (+12%)	22mo	$264,900	$217	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $7,000
• Equity at exit: $11,183

10-year hold

• IRR: 17.9%
• Equity multiple: 2.51×
• Total profit: $31,607
• Equity at exit: $6,485

Cash invested: $21,000 (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 64016

• Home prices YoY: -29.3%
• Active inventory: 33
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $296

Break-even live

Break-even rent $1,236

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $338	-5% $317	+0% $296	+5% $275	+10% $253
Rent	-10% $169	-5% $232	+0% $296	+5% $360	+10% $423
Rate	-1.0pp $334	-0.5pp $315	base $296	+0.5pp $276	+1.0pp $257

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 S Central St Buckner, MO	3.0	1.0	1244	$1,620	$1.30	25d	1	0.86mi
203 Village Ln Buckner, MO	3.0	1.5	1400	$1,595	$1.14	45d	1	1.34mi

Listing history 2 events

1. 2026-06-18
   remarks 21-char remark
2. 2026-06-18
   listed $75,000 Pending 1 DOM

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,331
• − Mortgage interest: −$4,201
• − Property taxes: −$1,507
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,182
• Taxable income: $2,854
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $2,866/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 of 324 in MO

Livability — Buckner

• Score: 70/100
• State rank: #134
• US rank: #7746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckner, MO
• Population (ZIP): 4,700

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 26% Portuguese 2% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.53%
• Current HPI: 242.6079
• 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

+66.7% since first listed

8 events — show timeline

• 2026-06-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-18 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2006-11-01 Sold (Public Records) — Public Records
• 2006-10-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-11-10 Listed $53,500 Heartland MLS as Distributed by MLS Grid
• 2000-03-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-02-28 Sold (Public Records) — Public Records
• 2000-01-04 Listed $45,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,507 · -12.5% YoY. Source: county tax records.