825 1/2 E Line St · Kirksville, MO 63501

$140,000

2 bd · 1.0 ba · 550 sqft · MultiFamily · 85 Days on market

Built 1960 Fair condition 9,298 sqft lot

---

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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Whether you're just starting your investment journey or adding to your legacy, this well-maintained duplex on the corner of Line and Lewis is full of opportunity. Featuring two 2-bedroom, 1-bath units, you'll find a blend of flexibility and stability with one month-to-month tenant and another secured through April 2027. A 21 x 25 garage offers additional space and value to support your investment. How do you see real estate? This could be your next step. Call Andrew Hunolt at 660.216.9690 or Mathew Hunolt at 660.216.3590. #lookwithLEGACYinmind

Key facts

• 9,298 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Subdivision: Orchard Place Add
• Construction: Frame construction; Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning unit(s)
• Interior features: Gas water heater; Storm door(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.2% in Kirksville — 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 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($132k) 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,324
• Equity at exit: $20,874

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $14,839
• Equity at exit: $12,105

Cash invested: $39,200 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $261

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $358	-5% $309	+0% $261	+5% $213	+10% $164
Rent	-10% $138	-5% $200	+0% $261	+5% $322	+10% $384
Rate	-1.0pp $331	-0.5pp $297	base $261	+0.5pp $225	+1.0pp $188

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,556
Total (2 units)			$1,555

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 S Baltimore St Apt 4 Kirksville, MO	1.0	1.0	550	$1,500	$2.73	45d	1	0.08mi
216 S Mulanix St Kirksville, MO	1.0	1.0	500	$415	$0.83	45d	1	0.49mi
202 E Jefferson St Kirksville, MO	1.0	1.0	537	$470	$0.87	45d	2	0.53mi
107 N Main St Apt 3 Kirksville, MO	1.0	1.0	650	$585	$0.90	45d	1	0.78mi

Listing history 16 events

1. 2026-06-19
   days on market $140,000 Active 85 DOM
2. 2026-06-18
   days on market $140,000 Active 84 DOM
3. 2026-06-17
   days on market $140,000 Active 83 DOM
4. 2026-06-16
   days on market $140,000 Active 82 DOM
5. 2026-06-15
   days on market $140,000 Active 81 DOM
6. 2026-06-14
   days on market $140,000 Active 79 DOM
7. 2026-06-12
   days on market $140,000 Active 78 DOM
8. 2026-06-09
   days on market $140,000 Active 75 DOM
9. 2026-06-08
   days on market $140,000 Active 74 DOM
10. 2026-06-07
    days on market $140,000 Active 73 DOM
11. 2026-06-07
    days on market $140,000 Active 72 DOM
12. 2026-06-04
    days on market $140,000 Active 69 DOM
13. 2026-06-02
    days on market $140,000 Active 68 DOM
14. 2026-06-01
    days on market $140,000 Active 67 DOM
15. 2026-05-31
    days on market $140,000 Active 66 DOM
16. 2026-05-31
    days on market $140,000 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $18,660
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,073
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,901/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, including painting, landscaping, and updating appliances and fixtures. Improvements in these areas can significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Some areas of the exterior and interior show signs of wear.
• Minor Landscaping — Overgrown areas and lack of decorative elements suggest a need for landscaping improvements.
• Moderate HVAC maintenance — No visible evidence of recent maintenance or upgrades to the HVAC units.
• Minor Kitchen appliances — Appliances present, but dated and may need updating.
• Minor Bathroom fixtures — Fixtures and tiles seem intact but may need updating for a more modern look.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve the curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can enhance the overall appeal and value of the property.
• Both HVAC maintenance and potential upgrade — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants.
• Both Kitchen appliance replacement — Modern appliances can attract more tenants and increase the property's rental value.
• Both Bathroom fixture replacement — Up-to-date fixtures can improve the bathroom's functionality and aesthetics, attracting more tenants and increasing the property's rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some areas of the exterior and interior show signs of wear.	Minor	$500–3,000
Landscaping · Overgrown areas and lack of decorative elements suggest a need for landscaping improvements.	Minor	$500–3,000
HVAC maintenance · No visible evidence of recent maintenance or upgrades to the HVAC units.	Moderate	$3,000–15,000
Kitchen appliances · Appliances present, but dated and may need updating.	Minor	$500–3,000
Bathroom fixtures · Fixtures and tiles seem intact but may need updating for a more modern look.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can improve the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can enhance the overall appeal and value of the property. ↑
• Both HVAC maintenance and potential upgrade — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants. ↑
• Both Kitchen appliance replacement — Modern appliances can attract more tenants and increase the property's rental value. ↑
• Both Bathroom fixture replacement — Up-to-date fixtures can improve the bathroom's functionality and aesthetics, attracting more tenants and increasing the property's rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-03-26 Listed $140,000 NECAR
• 2026-03-26 Listed $140,000 NECAR