352 N Bedford St · Puxico, MO 63960

$70,000

2 bd · 1.0 ba · 1,026 sqft · Other public records · 248 Days on market

Built 1959 7,405 sqft lot $68/sqft · 26% below area Est $95k · 26% under ↓ 21% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.5/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

Key facts

• Concrete pad
• New flooring
• New bathtub

Tags

• SUNROOM
• UPDATED PLUMBING
• NEW BATHTUB
• NEW FLOORING
• CONCRETE PAD
• PARTIALLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.4% in Puxico — 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 (#253 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Puxico R-VIII (rural): math 40% / reading 48% proficiency, ranked #111 of 324 in MO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $4k of equity ($484 loan paydown + $4k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1959 — 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 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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $94,795
• List price: $70,000
• Delta: -26.16%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.84×
• Total profit: $36,089
• Equity at exit: $39,761

10-year hold

• IRR: 28.2%
• Equity multiple: 5.69×
• Total profit: $91,837
• Equity at exit: $68,699

Cash invested: $19,600 (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 63960

• Home prices YoY: 3.6%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $312

Break-even live

Break-even rent $540

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $352	-5% $332	+0% $312	+5% $292	+10% $273
Rent	-10% $238	-5% $275	+0% $312	+5% $349	+10% $386
Rate	-1.0pp $348	-0.5pp $330	base $312	+0.5pp $294	+1.0pp $276

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-17
   status Pending 855-char remark

   Show marketing remark (855 chars)

   Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

2. 2026-04-09
   status Active 855-char remark

   Show marketing remark (855 chars)

   Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

3. 2026-03-17
   price $70,000 855-char remark

   Show marketing remark (855 chars)

   Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

4. 2025-11-25
   price $84,900 855-char remark

   Show marketing remark (855 chars)

   Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

5. 2025-09-01
   listed $89,000 Active 855-char remark

   Show marketing remark (855 chars)

   Welcome to 352 N Bedford in Puxico, MO! This 3 Bedroom, 1-bathroom, well-kept home is move in ready and sure to charm! Walk in the front door and enjoy a Sunroom perfect to set up for plants, an office or a leisure spot to enjoy a little relaxation. The home has had updated plumbing, a new bathtub and new flooring throughout. Freshly painted walls make for an easy move in experience, requiring minimal work. Concrete pad located in the backyard makes for an easy carport installation. Having the yard partially fenced also requires minimal effort to complete an enclosed area for outdoor gatherings, pets or children to play. Conveniently located two blocks from Puxico School. Propane tank is owned. Seller is offering up to $500 toward a home warranty of buyer's choice! PRICE REDUCED!!! $70,000!! MOTIVATED SELLERS!!! WILL GO FHA LOAN FOR FINANCING!

6. 2024-07-01
   soldstatus
7. 2021-06-04
   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: $368 · $31/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$311/yr (+$26/mo · 84.7%)

ⓘ 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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,228
• − Mortgage interest: −$3,921
• − Property taxes: −$368
• − Insurance: −$350
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,036
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,086/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: Puxico R-VIII
• NCES district ID: 2925650
• Math proficiency: 40% ▲ 14.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $38,269
• Composite: 36.66/100
• National rank: #4613
• State rank: #111 of 324 in MO

Livability — Puxico

• Score: 66/100
• State rank: #253
• US rank: #12278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Puxico, MO
• Population (ZIP): 3,448

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 1%
• Foreign-born: 0%

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: ▲ 5.02%
• Current HPI: 143.7278
• 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

-21.3% since first listed

7 events — show timeline

• 2026-05-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-17 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2025-09-01 Listed $89,000 MARIS as Distributed by MLS Grid
• 2024-07-01 Sold (Public Records) — Public Records
• 2021-06-04 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $368 · +9.3% YoY. Source: county tax records.