1117 Hickam St · Boonville, MO 65233

$129,900

2 bd · 1.0 ba · 1,003 sqft · Other public records · 16 Days on market

Built 1955 6,750 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This extremely well-kept 2 bedroom, 1 bath home is move-in ready and full of charm! Featuring hardwood floors in the living room, an open kitchen layout, and easy access to everything, this home is a great fit for first-time buyers, downsizers, or anyone looking for a clean, well-maintained property. Furnace was replaced in 2021, water heater only a few years old, some windows have been updated, and added insulation in 2024, and newer roof for peace of mind. The large fenced backyard is hard to beat and offers plenty of room for pets, kids, entertaining, or future outdoor projects. Homes like this in such great condition are hard to find!

Key facts

• Furnace replaced
• Newer roof
• Open kitchen layout

Tags

• HARDWOOD FLOORS
• OPEN KITCHEN LAYOUT
• FENCED BACKYARD
• NEWER ROOF
• FURNACE REPLACED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Single family residence; Residential property
• Exterior features: Front porch; Fenced backyard with full chain link fencing; Cleared lot; Paved road access; Lot dimensions approximately 135 x 50

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 total room
• Flooring: Wood flooring; Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $200 ($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 $126k (3.4% below list).
• Recommended offer: $126k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boonville High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 569 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 47% at this address vs 35% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Boonville R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,508 (3.4% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,342
• Equity at exit: $19,369

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $8,969
• Equity at exit: $11,231

Cash invested: $36,372 (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 65233

• Active inventory: 138
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$681
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $200

Break-even live

Break-even rent $1,002

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $274	-5% $237	+0% $200	+5% $163	+10% $127
Rent	-10% $101	-5% $151	+0% $200	+5% $250	+10% $299
Rate	-1.0pp $266	-0.5pp $233	base $200	+0.5pp $167	+1.0pp $132

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 7th St Unit B Boonville, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.52mi
622 7th St Unit 622 7th St-C Boonville, MO	1.0	1.0	700	$900	$1.29	22d	1	0.52mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	22d	1	1.02mi
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	14d	1	1.10mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	14d	1	1.11mi

Listing history 13 events

1. 2026-06-19
   days on market $129,900 Active 16 DOM
2. 2026-06-18
   days on market $129,900 Active 15 DOM
3. 2026-06-17
   days on market $129,900 Active 14 DOM
4. 2026-06-16
   days on market $129,900 Active 13 DOM
5. 2026-06-15
   days on market $129,900 Active 12 DOM
6. 2026-06-14
   days on market $129,900 Active 10 DOM
7. 2026-06-13
   days on market $129,900 Active 9 DOM
8. 2026-06-10
   days on market $129,900 Active 7 DOM
9. 2026-06-09
   days on market $129,900 Active 6 DOM
10. 2026-06-08
    days on market $129,900 Active 5 DOM
11. 2026-06-07
    days on market $129,900 Active 4 DOM
12. 2026-06-05
    remarks 647-char remark
13. 2026-06-05
    listed $129,900 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: $671 · $56/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$589/yr (+$49/mo · 87.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,061
• − Mortgage interest: −$7,276
• − Property taxes: −$671
• − Insurance: −$650
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,779
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,337/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

3 events — show timeline

• 2026-06-03 Listed $129,900 CBORMLS
• 1998-10-14 Sold (Public Records) — Public Records
• 1966-10-15 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $671 · +7.7% YoY. Source: county tax records.