1125 Reams Rd · Boonville, MO 65233

$165,000

2 bd · 1.0 ba · 910 sqft · Other public records · 6 Days on market

Built 1930 0.29 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned on a spacious corner lot, this inviting home offers the kind of outdoor space and flexibility that's hard to find. From the refinished wraparound deck to the oversized detached 2-car garage, the property is designed for both everyday comfort and practical living. Whether you need extra storage, a workshop area, or room for hobbies and entertaining, this setup delivers. Inside, the home blends character with modern improvements. The large kitchen provides generous cabinet space and flows seamlessly into the updated main level featuring brand-new flooring, fresh paint, and stylish light fixtures. The completely renovated bathroom and new water heater add even more value and peace of mind. Filled with natural light and move-in-ready appeal, this property offers a comfortable place to settle in while still leaving room to make it your own!

Key facts

• Renovated bathroom
• Large kitchen
• Wraparound deck

Tags

• CORNER LOT
• WRAPAROUND DECK
• DETACHED GARAGE
• LARGE KITCHEN
• GENEROUS CABINET SPACE
• RENOVATED BATHROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property
• Construction: Block foundation
• Exterior features: Deck; Partial fencing; Gravel road access

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 1 room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (41.6% below list).
• Recommended offer: $96k (41.6% below list) — sets the bar for 1% rule.

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; 3 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y ago 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.
• Current owner paid $62k; list at $165k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,322 (41.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — 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. 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?
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: 0.58% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.76%
• DSCR: 0.70
• GRM: 14.3

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: -28.1%
• Equity multiple: 0.06×
• Total profit: $-43,371
• Equity at exit: $24,602

10-year hold

• IRR: -27.1%
• Equity multiple: -0.28×
• Total profit: $-59,348
• Equity at exit: $14,266

Cash invested: $46,200 (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 65233

• Active inventory: 138
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-260

Break-even live

Break-even rent $1,293

Max offer price $119,026

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.54mi
622 7th St Unit 622 7th St-C Boonville, MO	1.0	1.0	700	$900	$1.29	21d	1	0.54mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	21d	1	1.01mi

Listing history 20 events

1. 2026-05-13
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Positioned on a spacious corner lot, this inviting home offers the kind of outdoor space and flexibility that's hard to find. From the refinished wraparound deck to the oversized detached 2-car garage, the property is designed for both everyday comfort and practical living. Whether you need extra storage, a workshop area, or room for hobbies and entertaining, this setup delivers. Inside, the home blends character with modern improvements. The large kitchen provides generous cabinet space and flows seamlessly into the updated main level featuring brand-new flooring, fresh paint, and stylish light fixtures. The completely renovated bathroom and new water heater add even more value and peace of mind. Filled with natural light and move-in-ready appeal, this property offers a comfortable place to settle in while still leaving room to make it your own!

2. 2026-05-13
   status Pending 750-char remark

   Show marketing remark (858 chars)

   Positioned on a spacious corner lot, this inviting home offers the kind of outdoor space and flexibility that's hard to find. From the refinished wraparound deck to the oversized detached 2-car garage, the property is designed for both everyday comfort and practical living. Whether you need extra storage, a workshop area, or room for hobbies and entertaining, this setup delivers. Inside, the home blends character with modern improvements. The large kitchen provides generous cabinet space and flows seamlessly into the updated main level featuring brand-new flooring, fresh paint, and stylish light fixtures. The completely renovated bathroom and new water heater add even more value and peace of mind. Filled with natural light and move-in-ready appeal, this property offers a comfortable place to settle in while still leaving room to make it your own!

3. 2026-05-07
   listed $165,000 Active 858-char remark

   Show marketing remark (858 chars)

   Positioned on a spacious corner lot, this inviting home offers the kind of outdoor space and flexibility that's hard to find. From the refinished wraparound deck to the oversized detached 2-car garage, the property is designed for both everyday comfort and practical living. Whether you need extra storage, a workshop area, or room for hobbies and entertaining, this setup delivers. Inside, the home blends character with modern improvements. The large kitchen provides generous cabinet space and flows seamlessly into the updated main level featuring brand-new flooring, fresh paint, and stylish light fixtures. The completely renovated bathroom and new water heater add even more value and peace of mind. Filled with natural light and move-in-ready appeal, this property offers a comfortable place to settle in while still leaving room to make it your own!

4. 2026-05-07
   listed $165,000 Active 750-char remark

   Show marketing remark (858 chars)

   Positioned on a spacious corner lot, this inviting home offers the kind of outdoor space and flexibility that's hard to find. From the refinished wraparound deck to the oversized detached 2-car garage, the property is designed for both everyday comfort and practical living. Whether you need extra storage, a workshop area, or room for hobbies and entertaining, this setup delivers. Inside, the home blends character with modern improvements. The large kitchen provides generous cabinet space and flows seamlessly into the updated main level featuring brand-new flooring, fresh paint, and stylish light fixtures. The completely renovated bathroom and new water heater add even more value and peace of mind. Filled with natural light and move-in-ready appeal, this property offers a comfortable place to settle in while still leaving room to make it your own!

5. 2026-02-24
   status Active
6. 2026-02-24
   status Active
7. 2026-02-07
   status Pending
8. 2026-02-07
   status Pending
9. 2025-12-03
   price $159,900
10. 2025-12-03
    price $159,900
11. 2025-08-28
    listed $174,900 Active
12. 2025-08-28
    listed $174,900 Active
13. 2024-11-15
    soldstatus Closed
14. 2024-09-29
    listed $89,000 Active
15. 2009-01-23
    soldstatus
16. 2003-08-15
    soldstatus $61,500
17. 2002-02-01
    soldstatus
18. 1999-08-01
    soldstatus
19. 1999-07-10
    soldstatus $40,000
20. 1998-02-24
    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: $1,046 · $87/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$555/yr (+$46/mo · 53.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,559
• − Mortgage interest: −$9,243
• − Property taxes: −$1,046
• − Insurance: −$825
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$4,800
• Taxable loss: −$6,204
• Est. tax savings @ 24.0%: +$1,489
• After-tax cash flow: $-1,634/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

+312.5% since first listed

23 events — show timeline

• 2026-06-12 Delisted — CBORMLS
• 2026-06-12 Sold (MLS) — JCMLS
• 2026-06-12 Sold (MLS) — CBORMLS
• 2026-05-13 Pending — JCMLS
• 2026-05-13 Pending — CBORMLS
• 2026-05-07 Listed $165,000 JCMLS
• 2026-05-07 Listed $165,000 CBORMLS
• 2026-02-24 Relisted — CBORMLS
• 2026-02-24 Relisted — CMBR
• 2026-02-07 Pending — CMBR
• 2026-02-07 Pending — CBORMLS
• 2025-12-03 Price Changed $159,900 CBORMLS
• 2025-12-03 Price Changed $159,900 CMBR
• 2025-08-28 Listed $174,900 CMBR
• 2025-08-28 Listed $174,900 CBORMLS
• 2024-11-15 Sold (MLS) — CMBR
• 2024-09-29 Listed $89,000 CMBR
• 2009-01-23 Sold (Public Records) — Public Records
• 2003-08-15 Sold (Public Records) $61,500 Public Records
• 2002-02-01 Sold (Public Records) — Public Records
• 1999-08-01 Sold (Public Records) — Public Records
• 1999-07-10 Sold (Public Records) $40,000 Public Records
• 1998-02-24 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,046 · +7.6% YoY. Source: county tax records.