612 E Washington St · Kirksville, MO 63501

$109,900

2 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 7 Days on market

Built 1910 5,832 sqft lot $90/sqft · 23% below area Est $137k · 20% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful 2-bed, 2-bath home offers a fantastic opportunity for investors and homeowners alike. Located in a prime area close to downtown Kirksville and Truman State University, this property is a gem waiting to be discovered. This home features a huge master bedroom with 2 closets and a private bath. You will also love the sunroom that looks out to the beautifully landscaped, fenced-in backyard that features shaded pergola. Call Scott today @ [phone] right away to give this great opportunity a look!

Key facts

• Master suite
• 4-seasons porch
• Fenced in backyard

Tags

• MASTER SUITE
• 4-SEASONS PORCH
• FENCED IN BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Chain link and wood fencing

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Ceiling fans; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $63 ($756/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 $95k (13.5% below list).
• Recommended offer: $95k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% in Kirksville — 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 67/100 on livability (#211 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools C-, crime D, amenities F.
• Kirksville R-III (town): math 31% / reading 45% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 234 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,075 (13.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $136,620
• List price: $109,900
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-13,995
• Equity at exit: $16,386

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-7,840
• Equity at exit: $9,502

Cash invested: $30,772 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $63

Break-even live

Break-even rent $871

Max offer price $109,900

Occupancy floor 88%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 358-char remark
2. 2026-05-11
   listed $109,900 Active 358-char remark
3. 2023-11-03
   soldstatus Closed 517-char remark

   Show marketing remark (517 chars)

   This delightful 2-bed, 2-bath home offers a fantastic opportunity for investors and homeowners alike. Located in a prime area close to downtown Kirksville and Truman State University, this property is a gem waiting to be discovered. This home features a huge master bedroom with 2 closets and a private bath. You will also love the sunroom that looks out to the beautifully landscaped, fenced-in backyard that features shaded pergola. Call Scott today @ [phone] right away to give this great opportunity a look!

4. 2023-09-25
   status Pending 517-char remark

   Show marketing remark (517 chars)

   This delightful 2-bed, 2-bath home offers a fantastic opportunity for investors and homeowners alike. Located in a prime area close to downtown Kirksville and Truman State University, this property is a gem waiting to be discovered. This home features a huge master bedroom with 2 closets and a private bath. You will also love the sunroom that looks out to the beautifully landscaped, fenced-in backyard that features shaded pergola. Call Scott today @ [phone] right away to give this great opportunity a look!

5. 2023-09-21
   listed $89,900 Active 517-char remark

   Show marketing remark (517 chars)

   This delightful 2-bed, 2-bath home offers a fantastic opportunity for investors and homeowners alike. Located in a prime area close to downtown Kirksville and Truman State University, this property is a gem waiting to be discovered. This home features a huge master bedroom with 2 closets and a private bath. You will also love the sunroom that looks out to the beautifully landscaped, fenced-in backyard that features shaded pergola. Call Scott today @ [phone] right away to give this great opportunity a look!

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$275/yr (+$23/mo · 34.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,409
• − Mortgage interest: −$6,156
• − Property taxes: −$791
• − Insurance: −$550
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$3,197
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,023/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: Kirksville R-III
• NCES district ID: 2916740
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $33,570
• Composite: 31.21/100
• National rank: #6037
• State rank: #194 of 324 in MO

Livability — Kirksville

• Score: 67/100
• State rank: #211
• US rank: #10590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirksville, MO
• County: Adair County · 21,218 people
• City population: 21,218
• Metro: Kirksville, MO
• Population (ZIP): 21,218
• Household income: $60,729
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 702.0

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.58%
• Current HPI: 168.7332
• Rent YoY: ▲ 2.82%
• Metro: Kirksville, 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

+22.2% since first listed

5 events — show timeline

• 2026-05-18 Pending — NECAR
• 2026-05-11 Listed $109,900 NECAR
• 2023-11-03 Sold (MLS) — NECAR
• 2023-09-25 Pending — NECAR
• 2023-09-21 Listed $89,900 NECAR

Property tax history

+3.3%/yr

Latest (2025): $791 · +9.0% YoY. Source: county tax records.