17251 County Road 214 · Advance, MO 63730

$75,000

3 bd · 1.0 ba · 960 sqft · Other public records · 49 Days on market

Built 1960 0.88 ac lot $78/sqft · 43% below area Est $131k · 43% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on 0.88 acres outside city limits, this property offers space and flexibility. With room to spread out, it’s well suited for pets, a garden, or simply enjoying a little more privacy. Inside, you’ll find a simple 3 bedroom layout, along with original hardwood flooring just waiting to be brought back to life. The fully fenced front yard adds both function and peace of mind. A great opportunity for a first-time homebuyer looking for something affordable.

Key facts

• 0.88 acre lot
• Parking
• Built 1960

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Covered parking; 1-space carport
• Utilities: Private well water; Septic tank sewer; Electricity available (single phase); Propane available; Water and sewer connected
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Adjoins wooded area; Chain link front yard fencing; Gravel road frontage (county road); No patio or porch

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (propane); Central electric air conditioning
• Interior features: 6 total rooms; Block basement
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#346 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Advance R-IV (rural): math 46% / reading 53% proficiency, ranked #55 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Advance Elem. (math 72% / reading 62%, grade B+, #46 of 1,115 statewide, top 5%, 237 students, 46% FRL); Advance High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 183 students, 41% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Stoddard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 D-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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $130,885
• List price: $75,000
• Delta: -42.70%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $51,743
• Equity at exit: $67,566

10-year hold

• IRR: 27.2%
• Equity multiple: 7.84×
• Total profit: $143,727
• Equity at exit: $145,709

Cash invested: $21,000 (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 63730

• Home prices YoY: 33.1%
• Active inventory: 6
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $172

Break-even live

Break-even rent $573

Max offer price $75,000

Occupancy floor 73%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 49 DOM
2. 2026-06-17
   days on market $75,000 Active 48 DOM
3. 2026-06-16
   days on market $75,000 Active 47 DOM
4. 2026-06-15
   days on market $75,000 Active 46 DOM
5. 2026-06-13
   days on market $75,000 Active 44 DOM
6. 2026-06-12
   days on market $75,000 Active 43 DOM
7. 2026-06-09
   days on market $75,000 Active 40 DOM
8. 2026-06-08
   days on market $75,000 Active 39 DOM
9. 2026-06-07
   days on market $75,000 Active 38 DOM
10. 2026-06-07
    days on market $75,000 Active 37 DOM
11. 2026-06-04
    days on market $75,000 Active 34 DOM
12. 2026-06-02
    days on market $75,000 Active 33 DOM
13. 2026-06-01
    days on market $75,000 Active 32 DOM
14. 2026-05-31
    days on market $75,000 Active 31 DOM
15. 2026-04-30
    listed $75,000 Active 471-char remark
16. 2026-02-09
    listed $75,000 Active
17. 2021-10-29
    soldstatus

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$387/yr (+$32/mo · 113.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $9,486
• − Mortgage interest: −$4,201
• − Property taxes: −$341
• − Insurance: −$375
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$2,182
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $1,850/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: Advance R-IV
• NCES district ID: 2902880
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $37,982
• Composite: 41.2/100
• National rank: #3541
• State rank: #55 of 324 in MO

Livability — Advance

• Score: 63/100
• State rank: #346
• US rank: #15586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,667

Population outlook (Stoddard County) Hauer SSP2

• Today (2025): 29,096 people
• By 2030: 28,478 · -2.1%
• By 2040: 27,073 · -7.0%
• By 2050: 25,512 · -12.3%
• By 2075: 21,740 · -25.3%
• By 2100: 17,841 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stoddard

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.7%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.8pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.0 2016: R+69.3 2012: R+49.3 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.06%
• Current HPI: 225.37
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-30 Listed $75,000 MARIS as Distributed by MLS Grid
• 2026-02-09 Listed $75,000 MARIS as Distributed by MLS Grid
• 2021-10-29 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $341 · +4.4% YoY. Source: county tax records.