701 S Pine St · Holden, MO 64040

$184,900

3 bd · 1.5 ba · 1,106 sqft · Other public records · 19 Days on market

Built 1940 6,969 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.7/10.0

Listing remarks

This 3 bed, 1.25 bath home is on an oversized corner lot and is oozing with charm!! Cute features throughout including built in hutch upstairs, hardwood floors, tin ceiling, arched doorways, glass doorknobs and more. The big items have been completed for you including a newer roof (4 years), newer HVAC (3 years), newer siding (4 years), storm windows (4 years) and more. Enjoy all the established flowers in the yard, oversized concrete parking area and huge concrete patio out back- the perfect place to add a garage! This one is a must see on your list!!

Key facts

• Oversized corner lot
• Glass doorknobs
• Built in hutch

Tags

• OVERSIZED CORNER LOT
• BUILT IN HUTCH
• HARDWOOD FLOORS
• TIN CEILING
• ARCHED DOORWAYS
• GLASS DOORKNOBS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories; Entry on a corner lot
• Construction: Vinyl siding; Composition roof; Approximately 76–100 years old; Public records list 1,388 above-grade finished area
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Refrigerator; Free-standing electric oven
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Painted cabinets; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (42.6% below list).
• Recommended offer: $106k (42.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.6% 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 $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,133 (42.6% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.57% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 14.5

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $84,816
• Equity at exit: $166,573

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $261,978
• Equity at exit: $359,220

Cash invested: $51,772 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-248

Break-even live

Break-even rent $1,375

Max offer price $141,121

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-195	+0% $-248	+5% $-300	+10% $-352
Rent	-10% $-332	-5% $-290	+0% $-248	+5% $-206	+10% $-164
Rate	-1.0pp $-155	-0.5pp $-201	base $-248	+0.5pp $-296	+1.0pp $-344

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   pricedays on market $184,900 Active 19 DOM
2. 2026-06-18
   days on market $189,900 Active 17 DOM
3. 2026-06-17
   days on market $189,900 Active 16 DOM
4. 2026-06-16
   days on market $189,900 Active 15 DOM
5. 2026-06-15
   days on market $189,900 Active 14 DOM
6. 2026-06-13
   days on market $189,900 Active 12 DOM
7. 2026-06-12
   days on market $189,900 Active 11 DOM
8. 2026-06-09
   days on market $189,900 Active 8 DOM
9. 2026-06-08
   days on market $189,900 Active 7 DOM
10. 2026-06-07
    days on market $189,900 Active 6 DOM
11. 2026-06-05
    days on market $189,900 Active 4 DOM
12. 2026-06-04
    days on market $189,900 Active 2 DOM
13. 2026-06-03
    remarks 560-char remark
14. 2026-06-03
    listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $475 · $40/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$1,318/yr (+$110/mo · 277.4%)

ⓘ 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: $12,736
• − Mortgage interest: −$10,357
• − Property taxes: −$475
• − Insurance: −$924
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$5,379
• Taxable loss: −$6,438
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-1,429/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

1 event — show timeline

• 2026-06-01 Listed $189,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $475 · +5.4% YoY. Source: county tax records.