255 W Reed Ave · Puxico, MO 63960

$99,900

2 bd · 1.0 ba · 1,140 sqft · Other public records · 2 Days on market

Built 1946 8,755 sqft lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +4.9/10.0
• 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

Investment Opportunity in Puxico!! Looking for a home in Puxico? This charming 2-bedroom, 1-bath property could be just what you need! Featuring an open floor plan and a nice-sized yard, this home offers great potential for homeowners or investors alike. Auction starting at $25,000. All bids will need to go through mynextbid.com Cash only sale Don’t miss your chance to grab this property at an incredible price—perfect for a fixer-upper or rental investment!

Key facts

• 8,755 sq ft lot
• Parking
• Built 1946

Property features AI

Finance

• Other: No pool; No other structures; No fencing
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Attached carport with space for 1 vehicle
• Utilities: Public water; Public sewer; Electricity connected (single phase, 220 volts)
• Home design: Single family residence; Private ownership; One-level home; Attached property
• Construction: Vinyl siding; Shingle roof; Block foundation; Built area above grade reported at 1,140 (assessor)
• Exterior features: Enclosed patio/porch; Level lot; Asphalt road frontage on a city street

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms on the main level (12x10 and 12x14)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced air heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan
• Laundry & utility: Laundry on main level; Utility room (8x12)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $99k (0.9% below list).
• Recommended offer: $99k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 4.6% 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-, employment D, amenities F.
• 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.
• Zoned schools: Puxico Elem. (math 47% / reading 42%, grade F, #413 of 1,115 statewide, top 42%, 358 students, 53% FRL); Puxico High (math 32% / reading 54%, grade F, #209 of 521 statewide, top 40%, 184 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• 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 $6k of equity ($691 loan paydown + $5k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1946 — 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 $98,990 (0.9% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.26×
• Total profit: $35,163
• Equity at exit: $56,744

10-year hold

• IRR: 19.7%
• Equity multiple: 4.42×
• Total profit: $95,748
• Equity at exit: $98,043

Cash invested: $27,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $189

Break-even live

Break-even rent $750

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $99,900 Active 2 DOM
2. 2026-06-17
   remarks 640-char remark
3. 2026-06-17
   listed $99,900 Active 1 DOM

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$643/yr (+$54/mo · 196.9%)

ⓘ 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 4% 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: $11,879
• − Mortgage interest: −$5,596
• − Property taxes: −$326
• − Insurance: −$500
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,906
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,116/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

+299.6% since first listed

6 events — show timeline

• 2026-06-16 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-04-07 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-23 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $25,000 MARIS as Distributed by MLS Grid
• 2015-04-15 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $326 · +8.5% YoY. Source: county tax records.