603 Church St · Golden City, MO 64748

$30,000

1 bd · 1.0 ba · 1,076 sqft · Other public records · 152 Days on market

Built 1907 6,970 sqft lot $28/sqft · 61% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR SPECIAL! Own a piece of Golden City and invest in your future and the future of Golden City. Rehab or rebuild! . 16 acre of a lot. Remodel or rebuild, the possibilities are GOLDEN.

Key facts

• 6,970 sq ft lot
• Built 1907
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#696 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Golden City R-III (rural): math 30% / reading 35% proficiency, ranked #435 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (8.4% local appreciation)).
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($26k) 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

• Watch-outs: built in 1907 — 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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?
6. Crime grade is F 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?
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: 3.14% ✓
• Cap rate: 28.47%
• Cash-on-cash: 79.21%
• DSCR: 4.52
• GRM: 2.7

CMA / ARV

• ARV (median comp): $76,462
• List price: $30,000
• Delta: -60.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.9%
• Equity multiple: 6.76×
• Total profit: $48,395
• Equity at exit: $23,557

10-year hold

• IRR: 83.7%
• Equity multiple: 14.60×
• Total profit: $114,230
• Equity at exit: $47,510

Cash invested: $8,400 (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 64748

• Home prices YoY: 5.7%
• Active inventory: 23
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $554

Break-even live

Break-even rent $241

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $571	-5% $563	+0% $554	+5% $546	+10% $537
Rent	-10% $480	-5% $517	+0% $554	+5% $592	+10% $629
Rate	-1.0pp $570	-0.5pp $562	base $554	+0.5pp $547	+1.0pp $539

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $30,000 Active 152 DOM
2. 2026-06-18
   days on market $30,000 Active 150 DOM
3. 2026-06-17
   days on market $30,000 Active 149 DOM
4. 2026-06-16
   days on market $30,000 Active 148 DOM
5. 2026-06-15
   days on market $30,000 Active 147 DOM
6. 2026-06-13
   days on market $30,000 Active 145 DOM
7. 2026-06-12
   days on market $30,000 Active 144 DOM
8. 2026-06-09
   days on market $30,000 Active 141 DOM
9. 2026-06-08
   days on market $30,000 Active 140 DOM
10. 2026-06-07
    days on market $30,000 Active 139 DOM
11. 2026-06-05
    days on market $30,000 Active 137 DOM
12. 2026-06-04
    days on market $30,000 Active 135 DOM
13. 2026-06-02
    days on market $30,000 Active 134 DOM
14. 2026-06-01
    days on market $30,000 Active 133 DOM
15. 2026-05-31
    days on market $30,000 Active 132 DOM
16. 2026-01-19
    listed $30,000 Active 189-char remark

    Show marketing remark (189 chars)

    INVESTOR SPECIAL! Own a piece of Golden City and invest in your future and the future of Golden City. Rehab or rebuild! . 16 acre of a lot. Remodel or rebuild, the possibilities are GOLDEN.

17. 2026-01-19
    listed $30,000 Active 189-char remark

    Show marketing remark (189 chars)

    INVESTOR SPECIAL! Own a piece of Golden City and invest in your future and the future of Golden City. Rehab or rebuild! . 16 acre of a lot. Remodel or rebuild, the possibilities are GOLDEN.

18. 2025-05-12
    soldstatus
19. 2022-12-28
    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: $248 · $21/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: +$43/yr (+$4/mo · 17.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,316
• − Mortgage interest: −$1,680
• − Property taxes: −$248
• − Insurance: −$150
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$873
• Taxable income: $6,554
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $5,081/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: Golden City R-III
• NCES district ID: 2912930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $36,261
• Composite: 29.69/100
• National rank: #11740
• State rank: #435 of 535 in MO

Livability — Golden City

• Score: 56/100
• State rank: #696
• US rank: #22723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden City, MO
• Population (ZIP): 1,270

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 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Chinese 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: ▲ 8.37%
• Current HPI: 154.6946
• 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

4 events — show timeline

• 2026-01-19 Listed $30,000 SOMO
• 2026-01-19 Listed $30,000 SOMO
• 2025-05-12 Sold (Public Records) — Public Records
• 2022-12-28 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $248 · +20.4% YoY. Source: county tax records.