210 King St · Fulton, MO 65251

$199,999

3 bd · 1.5 ba · 1,938 sqft · SingleFamily public records · 153 Days on market

Built 1983 10,000 sqft lot $103/sqft · 40% below area Est $336k · 40% 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 +15.0/15.0
• Cash flow +8.6/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect set up for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or a flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

Key facts

• Close to schools
• Main level bedroom
• Close to shopping

Tags

• FULLY FENCED BACKYARD
• CONVENIENT DOGGIE DOOR
• MAIN LEVEL BEDROOM
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (31.3% below list).
• Recommended offer: $137k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% in Fulton — 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 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 40 units permitted in Callaway 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $137,437 (31.3% 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 153 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $335,990
• List price: $199,999
• Delta: -40.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Southwinds Dr	0.22mi	3/3.0	1,898 (-2%)	1mo	$350,000	$184	79
207 Blackburn St	0.58mi	3/2.5	1,907 (-2%)	0mo	$225,000	$118	66
531 Gregory Ln	0.27mi	3/2.0	1,734 (-10%)	12mo	$285,000	$164	58
200 Blackburn St	0.52mi	3/2.0	1,707 (-12%)	1mo	$177,000	$104	53
1420 Southwind Dr	0.24mi	3/2.0	1,670 (-14%)	19mo	$340,000	$204	48
202 Blackburn St	0.53mi	4/2.0 (+1)	1,962 (+1%)	22mo	$240,000	$122	48
1381 Erik Pl	0.45mi	3/2.0	1,676 (-14%)	9mo	$279,000	$166	47
6 E Reed St	0.50mi	3/1.5	1,695 (-12%)	16mo	$189,900	$112	42
509 S Business 54	0.74mi	3/2.0	1,680 (-13%)	2mo	$220,000	$131	40

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-43,310
• Equity at exit: $29,821

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-51,910
• Equity at exit: $17,292

Cash invested: $56,000 (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 65251

• Active inventory: 134
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-170

Break-even live

Break-even rent $1,590

Max offer price $169,918

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $199,999 Active 153 DOM
2. 2026-06-18
   days on market $199,999 Active 152 DOM
3. 2026-06-17
   days on market $199,999 Active 151 DOM
4. 2026-06-16
   days on market $199,999 Active 150 DOM
5. 2026-06-15
   days on market $199,999 Active 149 DOM
6. 2026-06-14
   days on market $199,999 Active 147 DOM
7. 2026-06-13
   days on market $199,999 Active 146 DOM
8. 2026-06-10
   days on market $199,999 Active 144 DOM
9. 2026-06-09
   days on market $199,999 Active 143 DOM
10. 2026-06-08
    days on market $199,999 Active 142 DOM
11. 2026-06-07
    days on market $199,999 Active 141 DOM
12. 2026-06-02
    days on market $199,999 Active 136 DOM
13. 2026-05-31
    days on market $199,999 Active 134 DOM
14. 2026-05-30
    days on market $199,999 Active 133 DOM
15. 2026-02-12
    price $199,999 732-char remark

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect setup for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main-level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or for flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

16. 2026-02-12
    price $199,999 732-char remark

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect setup for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main-level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or for flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

17. 2026-02-12
    price $199,999

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect setup for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main-level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or for flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

18. 2026-01-17
    listed $209,000 Active

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect set up for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or a flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

19. 2026-01-17
    listed $209,000 Active 732-char remark

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect set up for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or a flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

20. 2026-01-16
    listed $209,000 Active 732-char remark

    Show marketing remark (732 chars)

    Great opportunity in Fulton in a desirable Fulton location! This 3/2 home offers a fully fenced backyard providing privacy and a perfect setup for pets, complete with a convenient doggie door. Ideal for first time home buyers or investors, the property has solid potential for those looking to add value with a bit of handyman skill and personal touches. A main-level bedroom with nearby bath offers convenient living for anyone who prefers to avoid stairs or for flexible roommate arrangements. Whether you're searching for an affordable place to call home or a smart investment, this property offers flexibility and a location that's hard to beat. Neighborhood that is close to schools, shopping, and all that Fulton has to offer.

21. 2024-10-21
    soldstatus
22. 2024-10-19
    soldstatus Closed
23. 2024-09-23
    historical
24. 2024-09-06
    listed $199,900 Active
25. 2024-01-02
    soldstatus
26. 2023-12-30
    soldstatus Closed
27. 2023-11-16
    listed $159,900 Active

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$453/yr (+$38/mo · 30.5%)

ⓘ 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 ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,492
• − Mortgage interest: −$11,203
• − Property taxes: −$1,487
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$5,818
• Taxable loss: −$5,654
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $-686/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: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, MO
• 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

+25.1% since first listed

13 events — show timeline

• 2026-02-12 Price Changed $199,999 JCMLS
• 2026-02-12 Price Changed $199,999 HMMLS
• 2026-02-12 Price Changed $199,999 CBORMLS
• 2026-01-17 Listed $209,000 CBORMLS
• 2026-01-17 Listed $209,000 JCMLS
• 2026-01-16 Listed $209,000 HMMLS
• 2024-10-21 Sold (Public Records) — Public Records
• 2024-10-19 Sold (MLS) — HMMLS
• 2024-09-23 Delisted — HMMLS
• 2024-09-06 Listed $199,900 HMMLS
• 2024-01-02 Sold (Public Records) — Public Records
• 2023-12-30 Sold (MLS) — HMMLS
• 2023-11-16 Listed $159,900 HMMLS

Property tax history

+4.5%/yr

Latest (2025): $1,487 · +6.3% YoY. Source: county tax records.