16558 Hwy BB · Licking, MO 65542

$92,900

3 bd · 2.0 ba · 1,656 sqft · SingleFamily · 18 Days on market

Built 1972 3.50 ac lot ↓ 7% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy Ranch Home nestled in among mature trees on 3+ acres!! Make your way inside through double doors to the open living room, embellished with a beautiful brick, wood burning fireplace. The adjoining kitchen and dining area has a center island and breakfast bar. Wonderful space to entertain! Right off of the kitchen is a separate laundry area with lots of room for additional storage. This home has 3 bedrooms (one non conforming bedroom- no window), including the master bedroom with a private bathroom that has a stand up shower. Also included is another full bathroom and a lovely sunroom. The sunroom has sliding glass doors that provide quick access to the back deck overlooking the beautiful property. The shed on the property is a perfect place to enjoy hobbies or can be utilized for storage as well. Make this one yours! Schedule your private showing today!

Key facts

• 3.5 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank / lagoon sewage; Electricity connected (220 volts)
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction
• Exterior features: Back yard; 3.5-acre lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Interior features: Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% in Licking — 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 65/100 on livability (#265 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Licking R-VIII (rural): math 30% / reading 44% proficiency, ranked #203 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Licking Elem. (math 32% / reading 38%, grade F, #672 of 1,115 statewide, top 60%, 416 students, 99% FRL); Licking High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 423 students, 99% FRL) — zoned schools average 99% FRL vs 51% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($642 loan paydown + $3k appreciation (3.2% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 18 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,506 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.06×
• Total profit: $27,672
• Equity at exit: $42,794

10-year hold

• IRR: 19.7%
• Equity multiple: 3.91×
• Total profit: $75,637
• Equity at exit: $66,756

Cash invested: $26,012 (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 65542

• Home prices YoY: 1.4%
• Active inventory: 50
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,394/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $243

Break-even live

Break-even rent $813

Max offer price $92,900

Occupancy floor 73%

Sensitivity live

Price	-10% $308	-5% $276	+0% $243	+5% $211	+10% $179
Rent	-10% $155	-5% $199	+0% $243	+5% $288	+10% $332
Rate	-1.0pp $290	-0.5pp $267	base $243	+0.5pp $219	+1.0pp $195

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $92,900 Active 18 DOM
2. 2026-06-21
   days on market $92,900 Active 17 DOM
3. 2026-06-18
   days on market $92,900 Active 15 DOM
4. 2026-06-17
   days on market $92,900 Active 14 DOM
5. 2026-06-16
   days on market $92,900 Active 13 DOM
6. 2026-06-15
   days on market $92,900 Active 12 DOM
7. 2026-06-13
   days on market $92,900 Active 10 DOM
8. 2026-06-12
   days on market $92,900 Active 9 DOM
9. 2026-06-09
   days on market $92,900 Active 6 DOM
10. 2026-06-08
    days on market $92,900 Active 5 DOM
11. 2026-06-07
    days on market $92,900 Active 4 DOM
12. 2026-06-07
    days on market $92,900 Active 3 DOM
13. 2026-06-04
    listed $92,900 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,449
• − Mortgage interest: −$5,204
• − Property taxes: −$1,394
• − Insurance: −$464
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,703
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,553/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: Licking R-VIII
• NCES district ID: 2918600
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,880
• Composite: 30.41/100
• National rank: #6248
• State rank: #203 of 324 in MO

Livability — Licking

• Score: 65/100
• State rank: #265
• US rank: #12566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,921

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 228.0581
• 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

-7.0% since first listed

5 events — show timeline

• 2026-06-03 Listed $92,900 MARIS as Distributed by MLS Grid
• 2022-03-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-07 Pending — MARIS as Distributed by MLS Grid
• 2021-12-28 Listed $145,000 MARIS as Distributed by MLS Grid
• 2019-08-15 Price Changed $99,900 MARIS as Distributed by MLS Grid