402 W Friedman St · Kirksville, MO 63501

$139,900

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 48 Days on market

Built 1975 8,100 sqft lot $61/sqft · 51% below area Est $142k · at est. ↓ 7% since listing

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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 +19.4/30.0
• ARV discount +8.1/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath ranch home with a full basement and a 2-car garage, priced at $149,900. This well-maintained property features numerous updates, including a newer furnace and central air system, newer vinyl siding, guttering and newer modern flooring throughout. Located in a desirable are, this home offers comfort, convenience and great value. Don't miss this opportunity! Call C. Mark Whitney today at 660.341.4527 to schedule your showing!

Key facts

• 8,100 sq ft lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Metal roof; Has basement
• Exterior features: Deck; 90' x 90' lot

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Electric oven and electric range; Electric water heater; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $130k (7.3% below list).
• Recommended offer: $130k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: crime D, amenities F, commute 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.
• Zoned schools: Kirksville Primary (703 students, 49% FRL); William Matthew Middle School (math 27% / reading 39%, grade F, #265 of 391 statewide, top 69%, 493 students, 44% FRL); Kirksville Sr. High (math 27% / reading 57%, grade F, #218 of 521 statewide, top 45%, 808 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 236 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,673 (7.3% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $141,710
• List price: $139,900
• Delta: -1.28%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,999
• Equity at exit: $20,860

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $364
• Equity at exit: $12,096

Cash invested: $39,172 (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: 236
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $156

Break-even live

Break-even rent $1,099

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $235	-5% $196	+0% $156	+5% $117	+10% $77
Rent	-10% $54	-5% $105	+0% $156	+5% $207	+10% $259
Rate	-1.0pp $227	-0.5pp $192	base $156	+0.5pp $120	+1.0pp $83

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $139,900 Active 48 DOM
2. 2026-06-19
   days on market $139,900 Active 45 DOM
3. 2026-06-18
   days on market $139,900 Active 44 DOM
4. 2026-06-17
   days on market $139,900 Active 43 DOM
5. 2026-06-16
   days on market $139,900 Active 42 DOM
6. 2026-06-16
   price $139,900 Active 41 DOM
7. 2026-06-15
   days on market $144,900 Active 41 DOM
8. 2026-06-14
   days on market $144,900 Active 39 DOM
9. 2026-06-12
   days on market $144,900 Active 38 DOM
10. 2026-06-09
    days on market $144,900 Active 35 DOM
11. 2026-06-08
    days on market $144,900 Active 34 DOM
12. 2026-06-07
    days on market $144,900 Active 33 DOM
13. 2026-06-07
    pricedays on market $144,900 Active 32 DOM
14. 2026-06-04
    days on market $149,900 Active 29 DOM
15. 2026-06-02
    days on market $149,900 Active 28 DOM
16. 2026-06-01
    days on market $149,900 Active 27 DOM
17. 2026-05-31
    days on market $149,900 Active 26 DOM
18. 2026-05-31
    days on market $149,900 Active 25 DOM
19. 2026-05-05
    listed $149,900 Active 445-char remark

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$441/yr (+$37/mo · 48.2%)

ⓘ 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 · 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: $15,561
• − Mortgage interest: −$7,837
• − Property taxes: −$916
• − Insurance: −$700
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$4,070
• Taxable loss: −$451
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,982/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

-6.7% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $139,900 NECAR
• 2026-06-04 Price Changed $144,900 NECAR
• 2026-05-05 Listed $149,900 NECAR

Property tax history

+1.3%/yr

Latest (2025): $916 · +9.0% YoY. Source: county tax records.