304 West 14th St · Cassville, MO 65625

$165,000

3 bd · 2.0 ba · 2,816 sqft · SingleFamily public records · 155 Days on market

Built 1946 0.30 ac lot $59/sqft · 39% below area Est $262k · 37% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cassville property located just minutes from everyday essentials, this charming home delivers the perfect blend of comfort, convenience, and lifestyle appeal. The property features a spacious detached garage ideal for vehicles, hobbies, or storage, along with a fully fenced lot that provides privacy, security, and plenty of outdoor space to enjoy. Inside, the home a warm, inviting living area and a flexible layout that suits a wide range of needs, from first-time buyers to investors. With its in-town setting close to schools, parks, and local amenities, this property stands out as a rare opportunity for buyers seeking value, versatility, and a welcoming place to call home in Cassville.

Key facts

• In town location
• Fully fenced lot
• Detached garage

Tags

• DETACHED GARAGE
• FULLY FENCED LOT
• IN TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $75 ($901/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 $138k (16.5% below list).
• Recommended offer: $138k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.6% in Cassville — 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 66/100 on livability (#243 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools C-, health & safety C-, amenities F.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry 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 $5k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,694 (16.5% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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: 0.83% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,671
• List price: $165,000
• Delta: -36.94%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3002 Main St	0.70mi	3/2.0	2,692 (-4%)	8mo	$199,900	$74	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-22,013
• Equity at exit: $24,602

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,245
• Equity at exit: $14,266

Cash invested: $46,200 (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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $75

Break-even live

Break-even rent $1,282

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 155 DOM
2. 2026-06-17
   days on market $165,000 Active 154 DOM
3. 2026-06-16
   days on market $165,000 Active 153 DOM
4. 2026-06-15
   days on market $165,000 Active 152 DOM
5. 2026-06-13
   days on market $165,000 Active 150 DOM
6. 2026-06-12
   days on market $165,000 Active 149 DOM
7. 2026-06-09
   days on market $165,000 Active 146 DOM
8. 2026-06-08
   days on market $165,000 Active 145 DOM
9. 2026-06-07
   days on market $165,000 Active 144 DOM
10. 2026-06-07
    days on market $165,000 Active 143 DOM
11. 2026-06-04
    days on market $165,000 Active 140 DOM
12. 2026-06-02
    days on market $165,000 Active 139 DOM
13. 2026-06-01
    days on market $165,000 Active 138 DOM
14. 2026-05-31
    days on market $165,000 Active 137 DOM
15. 2026-05-13
    price $170,000 694-char remark

    Show marketing remark (694 chars)

    Cassville property located just minutes from everyday essentials, this charming home delivers the perfect blend of comfort, convenience, and lifestyle appeal. The property features a spacious detached garage ideal for vehicles, hobbies, or storage, along with a fully fenced lot that provides privacy, security, and plenty of outdoor space to enjoy. Inside, the home a warm, inviting living area and a flexible layout that suits a wide range of needs, from first-time buyers to investors. With its in-town setting close to schools, parks, and local amenities, this property stands out as a rare opportunity for buyers seeking value, versatility, and a welcoming place to call home in Cassville.

16. 2026-03-21
    price $199,000 694-char remark

    Show marketing remark (694 chars)

    Cassville property located just minutes from everyday essentials, this charming home delivers the perfect blend of comfort, convenience, and lifestyle appeal. The property features a spacious detached garage ideal for vehicles, hobbies, or storage, along with a fully fenced lot that provides privacy, security, and plenty of outdoor space to enjoy. Inside, the home a warm, inviting living area and a flexible layout that suits a wide range of needs, from first-time buyers to investors. With its in-town setting close to schools, parks, and local amenities, this property stands out as a rare opportunity for buyers seeking value, versatility, and a welcoming place to call home in Cassville.

17. 2026-01-14
    listed $205,000 Active 694-char remark

    Show marketing remark (694 chars)

    Cassville property located just minutes from everyday essentials, this charming home delivers the perfect blend of comfort, convenience, and lifestyle appeal. The property features a spacious detached garage ideal for vehicles, hobbies, or storage, along with a fully fenced lot that provides privacy, security, and plenty of outdoor space to enjoy. Inside, the home a warm, inviting living area and a flexible layout that suits a wide range of needs, from first-time buyers to investors. With its in-town setting close to schools, parks, and local amenities, this property stands out as a rare opportunity for buyers seeking value, versatility, and a welcoming place to call home in Cassville.

18. 2021-11-09
    soldstatus 346-char remark

    Show marketing remark (346 chars)

    Check out this beautiful little 4 bedroom Cottage in a great part of Cassville!. New floors, sheetrock, bathroom and kitchen remodel. Fenced yard, everything has been completely redone. Very neat half basement ready for finishing. New roof on home and garage. This one won't last long! Bring your government loans, this one is just about perfect!

19. 2021-06-17
    listed $155,000 346-char remark

    Show marketing remark (346 chars)

    Check out this beautiful little 4 bedroom Cottage in a great part of Cassville!. New floors, sheetrock, bathroom and kitchen remodel. Fenced yard, everything has been completely redone. Very neat half basement ready for finishing. New roof on home and garage. This one won't last long! Bring your government loans, this one is just about perfect!

20. 2021-04-07
    soldstatus
21. 2021-04-07
    soldstatus
22. 2021-02-05
    listed $54,900
23. 2021-02-05
    listed $54,900

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$656/yr (+$55/mo · 69.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,523
• − Mortgage interest: −$9,243
• − Property taxes: −$944
• − Insurance: −$825
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,800
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,365/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: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Cassville

• Score: 66/100
• State rank: #243
• US rank: #11916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassville, MO
• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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

+209.7% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $170,000 SOMO
• 2026-03-21 Price Changed $199,000 SOMO
• 2026-01-14 Listed $205,000 SOMO
• 2021-11-09 Sold (MLS) — SOMO
• 2021-06-17 Listed $155,000 SOMO
• 2021-04-07 Sold (MLS) — OGAR
• 2021-04-07 Sold (MLS) — SOMO
• 2021-02-05 Listed $54,900 SOMO
• 2021-02-05 Listed $54,900 OGAR

Property tax history

+4.3%/yr

Latest (2025): $944 · +9.2% YoY. Source: county tax records.