1510 E Jefferson St · Kirksville, MO 63501

$143,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 43 Days on market

Built 1960 5,832 sqft lot $131/sqft · at area comps Est $145k · at est.

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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).

• Cash flow +14.1/30.0
• ARV discount +8.2/15.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 1-bath multi-level property offering comfort, value, and convenience all in one! With several recent updates including new flooring, fresh paint, and updated heating and cooling systems, this home is move-in ready! Perfectly priced for first-time buyers, this home is a smart and affordable alternative to renting — build equity while enjoying the benefits of homeownership. Located just minutes from Kirksville R-III School District schools, Brashear Park, and the local walking path, you'll love the convenience of nearby recreation and amenities. Don't miss this opportunity to own an updated home at a great price point —Call Megan Roof 660-988-2050 for your showing!

Key facts

• Fresh paint
• Brand new roof
• New flooring

Tags

• BRAND NEW ROOF
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Located in Brashears Addition
• Construction: Frame construction with vinyl siding
• Exterior features: Deck; Storm doors; Asphalt roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans
• Interior features: Storm windows; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $112k (21.9% below list).
• Recommended offer: $112k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Kirksville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#211 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools C-, crime D, amenities F.
• Kirksville R-III (town): math 31% / reading 45% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 234 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($139k) 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.

Recommended offer $111,630 (21.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 22% 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. Crime grade is D 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $145,355
• List price: $143,000
• Delta: -1.62%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Manor	0.17mi	4/1.5 (+1)	1,162 (+6%)	3mo	$165,000	$142	72
816 S Baltimore St	0.39mi	2/1.0 (-1)	1,000 (-8%)	1mo	$149,000	$149	62

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-22,113
• Equity at exit: $21,322

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-18,627
• Equity at exit: $12,364

Cash invested: $40,040 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $21

Break-even live

Break-even rent $1,090

Max offer price $143,000

Occupancy floor 93%

Sensitivity live

Price	-10% $102	-5% $61	+0% $21	+5% $-20	+10% $-60
Rent	-10% $-67	-5% $-23	+0% $21	+5% $65	+10% $109
Rate	-1.0pp $93	-0.5pp $57	base $21	+0.5pp $-16	+1.0pp $-54

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $143,000 Active 43 DOM
2. 2026-06-18
   days on market $143,000 Active 42 DOM
3. 2026-06-17
   days on market $143,000 Active 41 DOM
4. 2026-06-16
   days on market $143,000 Active 40 DOM
5. 2026-06-15
   days on market $143,000 Active 39 DOM
6. 2026-06-14
   days on market $143,000 Active 37 DOM
7. 2026-06-12
   days on market $143,000 Active 36 DOM
8. 2026-06-09
   days on market $143,000 Active 33 DOM
9. 2026-06-08
   days on market $143,000 Active 32 DOM
10. 2026-06-07
    days on market $143,000 Active 31 DOM
11. 2026-06-07
    days on market $143,000 Active 30 DOM
12. 2026-06-04
    days on market $143,000 Active 27 DOM
13. 2026-06-02
    days on market $143,000 Active 26 DOM
14. 2026-06-01
    days on market $143,000 Active 25 DOM
15. 2026-05-31
    days on market $143,000 Active 24 DOM
16. 2026-05-31
    days on market $143,000 Active 23 DOM
17. 2026-05-07
    listed $143,000 Active 763-char remark
18. 2026-04-13
    soldstatus
19. 2026-04-10
    soldstatus Closed 715-char remark

    Show marketing remark (715 chars)

    Welcome home to this 3-bedroom, 1-bath multi-level property offering comfort, value, and convenience all in one! With several recent updates including new flooring, fresh paint, and updated heating and cooling systems, this home is move-in ready! Perfectly priced for first-time buyers, this home is a smart and affordable alternative to renting — build equity while enjoying the benefits of homeownership. Located just minutes from Kirksville R-III School District schools, Brashear Park, and the local walking path, you'll love the convenience of nearby recreation and amenities. Don't miss this opportunity to own an updated home at a great price point —Call Megan Roof 660-988-2050 for your showing!

20. 2026-03-05
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Welcome home to this 3-bedroom, 1-bath multi-level property offering comfort, value, and convenience all in one! With several recent updates including new flooring, fresh paint, and updated heating and cooling systems, this home is move-in ready! Perfectly priced for first-time buyers, this home is a smart and affordable alternative to renting — build equity while enjoying the benefits of homeownership. Located just minutes from Kirksville R-III School District schools, Brashear Park, and the local walking path, you'll love the convenience of nearby recreation and amenities. Don't miss this opportunity to own an updated home at a great price point —Call Megan Roof 660-988-2050 for your showing!

21. 2026-02-24
    listed $129,900 Active 715-char remark

    Show marketing remark (715 chars)

    Welcome home to this 3-bedroom, 1-bath multi-level property offering comfort, value, and convenience all in one! With several recent updates including new flooring, fresh paint, and updated heating and cooling systems, this home is move-in ready! Perfectly priced for first-time buyers, this home is a smart and affordable alternative to renting — build equity while enjoying the benefits of homeownership. Located just minutes from Kirksville R-III School District schools, Brashear Park, and the local walking path, you'll love the convenience of nearby recreation and amenities. Don't miss this opportunity to own an updated home at a great price point —Call Megan Roof 660-988-2050 for your showing!

22. 2021-03-01
    soldstatus
23. 2021-03-01
    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: $620 · $52/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$768/yr (+$64/mo · 123.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,396
• − Mortgage interest: −$8,010
• − Property taxes: −$620
• − Insurance: −$715
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,160
• Taxable loss: −$2,252
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $790/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: Kirksville R-III
• NCES district ID: 2916740
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $33,570
• Composite: 31.21/100
• National rank: #6037
• State rank: #194 of 324 in MO

Livability — Kirksville

• Score: 67/100
• State rank: #211
• US rank: #10590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirksville, MO
• County: Adair County · 21,218 people
• City population: 21,218
• Metro: Kirksville, MO
• Population (ZIP): 21,218
• Household income: $60,729
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 702.0

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.58%
• Current HPI: 168.7332
• Rent YoY: ▲ 2.82%
• Metro: Kirksville, MO
• 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

+10.1% since first listed

7 events — show timeline

• 2026-05-07 Listed $143,000 NECAR
• 2026-04-13 Sold (Public Records) — Public Records
• 2026-04-10 Sold (MLS) — NECAR
• 2026-03-05 Pending — NECAR
• 2026-02-24 Listed $129,900 NECAR
• 2021-03-01 Sold (Public Records) — Public Records
• 2021-03-01 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $620 · +8.9% YoY. Source: county tax records.