205 Pace St · Macon, MO 63552

$70,000

2 bd · 1.0 ba · 830 sqft · Other public records · 183 Days on market

Built 1920 6,600 sqft lot $84/sqft · 50% above area Est $57k · 22% over ↓ 12% since listing

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming ranch-style home offers a cozy and inviting living space, perfect for those seeking simplicity and comfort. Inside, you'll find two spacious bedrooms, each offering plenty of natural light and closet space, making them ideal for restful retreat or guest accommodations. The home's straightforward layout makes it easy to maintain and suits a variety of lifestyles. And with its classic appeal and practical layout, makes this home a wonderful option for first-time buyers, down sizers, or anyone looking for a comfortable and manageable residence. Please call Rebecca Travis with eXp Realty at 720-490-6883 to schedule your showing. Please give a 24 hr notice.

Key facts

• 6,600 sq ft lot
• Built 1920
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#151 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Macon County R-I (town): math 49% / reading 50% proficiency, ranked #54 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macon County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.22% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $57,482
• List price: $70,000
• Delta: 21.78%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $5,211
• Equity at exit: $10,437

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $25,774
• Equity at exit: $6,052

Cash invested: $19,600 (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 63552

• Home prices YoY: -10.9%
• Active inventory: 43
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $260

Break-even live

Break-even rent $527

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending 674-char remark

   Show marketing remark (674 chars)

   This charming ranch-style home offers a cozy and inviting living space, perfect for those seeking simplicity and comfort. Inside, you'll find two spacious bedrooms, each offering plenty of natural light and closet space, making them ideal for restful retreat or guest accommodations. The home's straightforward layout makes it easy to maintain and suits a variety of lifestyles. And with its classic appeal and practical layout, makes this home a wonderful option for first-time buyers, down sizers, or anyone looking for a comfortable and manageable residence. Please call Rebecca Travis with eXp Realty at 720-490-6883 to schedule your showing. Please give a 24 hr notice.

2. 2026-04-04
   price $70,000 674-char remark

   Show marketing remark (674 chars)

   This charming ranch-style home offers a cozy and inviting living space, perfect for those seeking simplicity and comfort. Inside, you'll find two spacious bedrooms, each offering plenty of natural light and closet space, making them ideal for restful retreat or guest accommodations. The home's straightforward layout makes it easy to maintain and suits a variety of lifestyles. And with its classic appeal and practical layout, makes this home a wonderful option for first-time buyers, down sizers, or anyone looking for a comfortable and manageable residence. Please call Rebecca Travis with eXp Realty at 720-490-6883 to schedule your showing. Please give a 24 hr notice.

3. 2025-11-26
   price $80,000 674-char remark

   Show marketing remark (674 chars)

   This charming ranch-style home offers a cozy and inviting living space, perfect for those seeking simplicity and comfort. Inside, you'll find two spacious bedrooms, each offering plenty of natural light and closet space, making them ideal for restful retreat or guest accommodations. The home's straightforward layout makes it easy to maintain and suits a variety of lifestyles. And with its classic appeal and practical layout, makes this home a wonderful option for first-time buyers, down sizers, or anyone looking for a comfortable and manageable residence. Please call Rebecca Travis with eXp Realty at 720-490-6883 to schedule your showing. Please give a 24 hr notice.

4. 2025-11-10
   listed $90,000 Active 674-char remark

   Show marketing remark (674 chars)

   This charming ranch-style home offers a cozy and inviting living space, perfect for those seeking simplicity and comfort. Inside, you'll find two spacious bedrooms, each offering plenty of natural light and closet space, making them ideal for restful retreat or guest accommodations. The home's straightforward layout makes it easy to maintain and suits a variety of lifestyles. And with its classic appeal and practical layout, makes this home a wonderful option for first-time buyers, down sizers, or anyone looking for a comfortable and manageable residence. Please call Rebecca Travis with eXp Realty at 720-490-6883 to schedule your showing. Please give a 24 hr notice.

5. 2025-03-06
   status Active
6. 2024-11-27
   listed $80,000 Active
7. 2024-11-27
   listed $80,000 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: $236 · $20/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$443/yr (+$37/mo · 187.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,273
• − Mortgage interest: −$3,921
• − Property taxes: −$236
• − Insurance: −$350
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,036
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,624/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: Macon County R-I
• NCES district ID: 2919410
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,850
• Composite: 41.21/100
• National rank: #3539
• State rank: #54 of 324 in MO

Livability — Macon

• Score: 69/100
• State rank: #151
• US rank: #8551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macon, MO
• Population (ZIP): 7,383

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Greek 2% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.49%
• Current HPI: 175.8958
• 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

-12.5% since first listed

7 events — show timeline

• 2026-05-12 Pending — NECAR
• 2026-04-04 Price Changed $70,000 NECAR
• 2025-11-26 Price Changed $80,000 NECAR
• 2025-11-10 Listed $90,000 NECAR
• 2025-03-06 Relisted — RCBR
• 2024-11-27 Listed $80,000 NECAR
• 2024-11-27 Listed $80,000 RCBR

Property tax history

+2.7%/yr

Latest (2025): $236 · +8.3% YoY. Source: county tax records.