403 W 14th St · Lamar, MO 64759

$149,000

2 bd · 1.0 ba · 2,016 sqft · Other public records · 40 Days on market

Built 1950 9,583 sqft lot $74/sqft · 11% below area Est $168k · 11% 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 +12.7/15.0
• Cash flow +11.8/30.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an amazing home which has been well cared for! It has all newer updates: new roof, guttering, sump pump in basement, Central H & A, storm & thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with a walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find the original hardwood floors, if you prefer that instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap. The full basement not only provides extra storage, but a great tornado shelter, as well. This home is a steal for the price! Call for your private showing today.

Key facts

• Work shop area
• Gas fireplace
• Full basement

Tags

• GAS FIREPLACE
• WELL EQUIPPED KITCHEN
• FULL BASEMENT
• WORK SHOP AREA
• PRIVACY FENCE
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Composition roof
• Exterior features: Asphalt road frontage on a public maintained city street

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Living room gas fireplace; Finished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $-41 ($-495/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (28.1% below list).
• Recommended offer: $107k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#284 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Lamar R-I (town): math 37% / reading 37% proficiency, ranked #196 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lamar Elem. (math 40% / reading 35%, grade F, #607 of 1,115 statewide, top 55%, 268 students, 54% FRL); Lamar Middle (math 39% / reading 37%, grade F, #211 of 391 statewide, top 55%, 266 students, 53% FRL); Lamar High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 393 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 6 units permitted in Barton 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 $4k of value loss. Plan a longer hold.
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,125 (28.1% 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 40 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (median comp): $168,256
• List price: $149,000
• Delta: -11.44%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-26,843
• Equity at exit: $22,216

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-27,047
• Equity at exit: $12,883

Cash invested: $41,720 (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 64759

• Home prices YoY: -10.4%
• Active inventory: 62
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-41

Break-even live

Break-even rent $1,123

Max offer price $141,713

Occupancy floor 99%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $149,000 Pending 40 DOM
2. 2026-06-02
   days on market $149,000 Active 40 DOM
3. 2026-06-01
   days on market $149,000 Active 39 DOM
4. 2026-05-31
   days on market $149,000 Active 38 DOM
5. 2026-04-23
   listed $149,000 Active 589-char remark
6. 2024-09-06
   soldstatus Closed 941-char remark

   Show marketing remark (1013 chars)

   This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

7. 2024-09-06
   soldstatus Closed

   Show marketing remark (1013 chars)

   This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

8. 2024-09-06
   soldstatus

   Show marketing remark (1013 chars)

   This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

9. 2024-08-09
   status Pending 941-char remark

   Show marketing remark (1013 chars)

   This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

10. 2024-08-09
    status Pending

    Show marketing remark (1013 chars)

    This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

11. 2024-07-27
    listed $122,500 Active 941-char remark

    Show marketing remark (941 chars)

    This is an amazing home which has been well cared for! It has all newer updates: new roof, guttering, sump pump in basement, Central H & A, storm & thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with a walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find the original hardwood floors, if you prefer that instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap. The full basement not only provides extra storage, but a great tornado shelter, as well. This home is a steal for the price! Call for your private showing today.

12. 2024-07-18
    listed $122,500 Active

    Show marketing remark (1013 chars)

    This is an amazing home which has been loved and well cared for! It has all newer updates of: new roof, guttering, sump pump in basement, new Central heat & air, storm doors and new thermal windows throughout, bedrooms expanded with walk in cedar lined closets and a complete bathroom remodel with walk in oversized shower, all completed in @ 2018. The kitchen was a complete remodel in @ 2017 with custom cabinets, counters and flooring. Under the carpet in the living room and bedrooms you'll find beautiful original hardwood floors, if you prefer instead of carpet. The wooden privacy fence in the back yard provides the perfect open space to add an outdoor garden retreat that you will love to spend time in. A one car attached garage, with an electric door opener, makes grocery hauling a snap, especially on a wet weather day. A full basement not only provides extra storage, but provides a great tornado shelter, if needed. This home is a steal for the price! Call for your private showing today.

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$916/yr (+$76/mo · 173.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,855
• − Mortgage interest: −$8,346
• − Property taxes: −$529
• − Insurance: −$745
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$4,335
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $263/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: Lamar R-I
• NCES district ID: 2917850
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $40,598
• Composite: 31.12/100
• National rank: #6066
• State rank: #196 of 324 in MO

Livability — Lamar

• Score: 65/100
• State rank: #284
• US rank: #13227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, MO
• Population (ZIP): 8,056

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0% · Canada, Guatemala
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.73%
• Current HPI: 160.9202
• 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

+21.6% since first listed

9 events — show timeline

• 2026-06-03 Pending — SOMO
• 2026-04-23 Listed $149,000 SOMO
• 2024-09-06 Sold (Public Records) — Public Records
• 2024-09-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-09-06 Sold (MLS) — OGAR
• 2024-08-09 Pending — OGAR
• 2024-08-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-27 Listed $122,500 OGAR
• 2024-07-18 Listed $122,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $529 · +5.0% YoY. Source: county tax records.