108 C St · Golden City, MO 64748

$114,900

3 bd · 1.0 ba · 1,407 sqft · Other public records · 42 Days on market

Built 1968 0.73 ac lot ↓ 15% 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 +23.2/30.0
• Appreciation +9.2/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

Key facts

• Formal dining area
• Open kitchen
• 0.73 acre lot

Tags

• OPEN KITCHEN
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#696 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Golden City R-III (rural): math 30% / reading 35% proficiency, ranked #435 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Golden City Elem. (math 24% / reading 44%, grade F, #676 of 1,115 statewide, top 66%, 71 students, 75% FRL); Golden City High (math 24% / reading 44%, grade F, #321 of 521 statewide, top 67%, 84 students, 66% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($794 loan paydown + $10k appreciation (8.4% local appreciation)).
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 F-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. Crime grade is F 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?
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: 1.00% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.97×
• Total profit: $63,371
• Equity at exit: $90,224

10-year hold

• IRR: 23.9%
• Equity multiple: 6.41×
• Total profit: $174,055
• Equity at exit: $181,964

Cash invested: $32,172 (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 64748

• Home prices YoY: 5.7%
• Active inventory: 23
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $209

Break-even live

Break-even rent $886

Max offer price $114,900

Occupancy floor 77%

Sensitivity live

Price	-10% $274	-5% $242	+0% $209	+5% $177	+10% $144
Rent	-10% $118	-5% $164	+0% $209	+5% $255	+10% $300
Rate	-1.0pp $267	-0.5pp $238	base $209	+0.5pp $179	+1.0pp $149

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-24
   soldstatus Closed 282-char remark

   Show marketing remark (282 chars)

   Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

2. 2026-01-26
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

3. 2026-01-26
   status Pending

   Show marketing remark (282 chars)

   Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

4. 2025-12-14
   listed $114,900 Active 282-char remark

   Show marketing remark (282 chars)

   Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

5. 2025-12-14
   listed $114,900 Active

   Show marketing remark (282 chars)

   Ready to get away from the chaos of the city? Are you ready to slow down and enjoy small town life? Come take a look at this 3 bedroom 2 bath home sitting on almost 3/4 acre lot. Large open kitchen, formal dining area. All sitting across the street from the city park and ballfields

6. 2025-11-07
   price $114,900
7. 2025-11-07
   price $114,900
8. 2025-10-08
   price $124,900
9. 2025-10-08
   price $124,900
10. 2025-09-04
    listed $137,900 Active
11. 2023-11-07
    soldstatus Closed
12. 2023-11-07
    soldstatus
13. 2023-10-13
    status Pending
14. 2023-06-08
    listed $134,900 Active

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$517/yr (+$43/mo · 86.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,814
• − Mortgage interest: −$6,436
• − Property taxes: −$597
• − Insurance: −$574
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,343
• Taxable income: $653
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $2,354/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: Golden City R-III
• NCES district ID: 2912930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $36,261
• Composite: 29.69/100
• National rank: #11740
• State rank: #435 of 535 in MO

Livability — Golden City

• Score: 56/100
• State rank: #696
• US rank: #22723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden City, MO
• Population (ZIP): 1,270

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 154.6946
• 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

-14.8% since first listed

14 events — show timeline

• 2026-03-24 Sold (MLS) — OGAR
• 2026-01-26 Pending — OGAR
• 2026-01-26 Pending — SOMO
• 2025-12-14 Listed $114,900 SOMO
• 2025-12-14 Listed $114,900 OGAR
• 2025-11-07 Price Changed $114,900 SOMO
• 2025-11-07 Price Changed $114,900 OGAR
• 2025-10-08 Price Changed $124,900 OGAR
• 2025-10-08 Price Changed $124,900 SOMO
• 2025-09-04 Listed $137,900 SOMO
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-11-07 Sold (MLS) — OGAR
• 2023-10-13 Pending — OGAR
• 2023-06-08 Listed $134,900 OGAR

Property tax history

+0.3%/yr

Latest (2025): $597 · +17.2% YoY. Source: county tax records.