409 West St · Boonville, MO 65233

$180,000

3 bd · 2.0 ba · 1,176 sqft · Other public records · 10 Days on market

Built 1920 0.47 ac lot $153/sqft · 42% above area Est $190k · 5% 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).

• Cash flow +17.0/30.0
• ARV discount +9.8/15.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic brick home in a convenient Boonville location, offering approximately 1,765 sq ft of above-grade living space. This well-maintained residence features a welcoming covered front porch, hardwood floors, tall ceilings, and abundant natural light. The main level offers generous living and dining areas, a functional kitchen with ample cabinet space, and a main-level bedroom and bath for added flexibility. Upstairs provides additional rooms and a full bath--ideal for bedrooms, guests, or office space. A basement offers storage and utility space (not included in living area). Set on a mature lot near downtown, schools, parks, and the Missouri River corridor, this home blends character, spa

Key facts

• Covered front porch
• Functional kitchen
• Tall ceilings

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• TALL CEILINGS
• ABUNDANT NATURAL LIGHT
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Zoned R-2 (Two-Family Dwelling); Lot approximately 0.47 acre

Exterior

• Parking: Open parking (no garage)
• Utilities: Public water; Cable available; Other utilities available
• Home design: Residential single-family property; Faces east
• Construction: Basement present
• Exterior features: Screened patio or porch; Shed(s) on property; Paved road access

Interior

• Kitchen: Microwave; Electric range; Built-in electric oven
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Microwave; Electric range; Built-in electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $153k (14.7% below list).
• Recommended offer: $153k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: David Barton Elem. (math 29% / reading 35%, grade F, #761 of 1,115 statewide, top 72%, 329 students, 100% FRL); Laura Speed Elliott Middle (math 32% / reading 34%, grade F, #265 of 391 statewide, top 69%, 316 students, 100% FRL); Boonville High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 569 students, 40% FRL) — zoned schools average 80% FRL vs 44% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,459 (14.7% below list)

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 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?
4. 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?
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: 0.85% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $189,768
• List price: $180,000
• Delta: -5.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,557
• Equity at exit: $26,839

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-9,167
• Equity at exit: $15,563

Cash invested: $50,400 (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 65233

• Active inventory: 138
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $121

Break-even live

Break-even rent $1,382

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $222	-5% $172	+0% $121	+5% $70	+10% $19
Rent	-10% $-1	-5% $60	+0% $121	+5% $181	+10% $242
Rate	-1.0pp $211	-0.5pp $166	base $121	+0.5pp $74	+1.0pp $27

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 7th St Unit B Boonville, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.61mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	14d	1	0.95mi
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	14d	1	0.96mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	22d	1	1.06mi

Listing history 4 events

1. 2026-05-08
   listed $180,000 Active 716-char remark
2. 2020-02-25
   soldstatus
3. 2006-09-01
   soldstatus
4. 1964-05-19
   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: $873 · $73/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$873/yr (+$73/mo · 99.9%)

ⓘ 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 · 18 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: $18,415
• − Mortgage interest: −$10,083
• − Property taxes: −$873
• − Insurance: −$900
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,236
• Taxable loss: −$1,624
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,837/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

5 events — show timeline

• 2026-05-19 Pending — CBORMLS
• 2026-05-08 Listed $180,000 CBORMLS
• 2020-02-25 Sold (Public Records) — Public Records
• 2006-09-01 Sold (Public Records) — Public Records
• 1964-05-19 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $873 · +7.6% YoY. Source: county tax records.