600 S Olive St · Holden, MO 64040

$65,000

2 bd · 1.0 ba · 600 sqft · Other public records · 4 Days on market

Built 1920 7,000 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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 as a button home! Detached garage, large newer decks and landscaping! Gardeners delight. Two bedroom bungalow has updated cabinetry and living room addition. Stackable washer and dryer space as well. Living room and dining room combo, tons of possibilities! Possible third bedroom in the previous family room on the front of the home. Carport and lean to. Workshop area. Fenced yard is perfect for pets. Roof is approx. 5-6 years old. Must see home for the price!

Key facts

• Workshop space
• Carport
• Large yard

Tags

• DETACHED GARAGE
• WORKSHOP SPACE
• CARPORT
• LARGE YARD
• NEWLY REMODELED BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Other: Living area reported as 644 (per appraiser); Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Detached carport; Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Lap siding; Composition roof; Approximately 101+ years old
• Exterior features: Corner lot; Deck; Outbuilding

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Ranch floor plan; Crawl space basement
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $65k).
• Cap rate 10.4% vs local median 2.9% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1920 — 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: 1.24% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $49,544
• Equity at exit: $58,557

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $134,749
• Equity at exit: $126,281

Cash invested: $18,200 (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 64040

• Home prices YoY: 6.2%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $804 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $222

Break-even live

Break-even rent $523

Max offer price $65,000

Occupancy floor 67%

Sensitivity live

Price	-10% $259	-5% $241	+0% $222	+5% $204	+10% $185
Rent	-10% $159	-5% $190	+0% $222	+5% $254	+10% $286
Rate	-1.0pp $255	-0.5pp $239	base $222	+0.5pp $205	+1.0pp $188

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-12
   statusdays on market $65,000 Pending 4 DOM
2. 2026-06-09
   days on market $65,000 Active 2 DOM
3. 2026-06-08
   remarks 400-char remark
4. 2026-06-08
   listed $65,000 Active 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: $539 · $45/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$92/yr (+$8/mo · 17.1%)

ⓘ 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 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: $9,647
• − Mortgage interest: −$3,641
• − Property taxes: −$539
• − Insurance: −$325
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$1,891
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,257/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

+151.0% since first listed

19 events — show timeline

• 2026-06-07 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-30 Sold (Public Records) — Public Records
• 2019-07-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-07-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-18 Listed $58,500 Heartland MLS as Distributed by MLS Grid
• 2017-03-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-10-17 Price Changed $49,500 Heartland MLS as Distributed by MLS Grid
• 2016-10-14 Price Changed $58,500 Heartland MLS as Distributed by MLS Grid
• 2016-09-12 Listed $59,500 Heartland MLS as Distributed by MLS Grid
• 2007-07-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-07-01 Sold (Public Records) — Public Records
• 2007-05-23 Listed $42,500 Heartland MLS as Distributed by MLS Grid
• 2006-02-01 Sold (Public Records) — Public Records
• 2003-01-01 Sold (Public Records) — Public Records
• 2003-01-01 Sold (Public Records) — Public Records
• 2000-07-01 Sold (Public Records) — Public Records
• 2000-06-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-12-09 Listed $25,900 Heartland MLS as Distributed by MLS Grid
• 1999-11-01 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $539 · +8.4% YoY. Source: county tax records.