303 W Pierce St · Kirksville, MO 63501

$59,900

2 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 101 Days on market

Built 1910 4,104 sqft lot $39/sqft · 62% below area ↓ 25% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

PRICED RIGHT ON PIERCE! This 4 bedroom, 2 bath home offers many updates, including vinyl windows & metal roof plus original hardwood floors and off-street parking. Situated just blocks from the campuses of A. T. Still University and Truman State University, this property offers a highly desirable location for students, faculty, and staff. Its proximity to local amenities, shopping, and dining adds to the everyday convenience. Whether you're an investor seeking rental potential or an owner-occupant looking for an affordable entry into homeownership, this modestly priced home presents a smart opportunity. Comfortable, conveniently located, and full of potential—call Megan Roof 660-988-2050 for your showing!

Key facts

• Rental potential
• Vinyl windows
• Metal roof

Tags

• VINYL WINDOWS
• METAL ROOF
• ORIGINAL HARDWOOD FLOORS
• OFF-STREET PARKING
• RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: schools C-, crime D, amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 234 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.70% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

• ARV (median comp): $147,722
• List price: $59,900
• Delta: -59.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Pierce St	0.27mi	3/2.0 (+1)	1,538 (+1%)	14mo	$144,900	$94	68
615 N Boundary	0.75mi	2/2.0	1,376 (-9%)	13mo	$210,000	$153	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $16,368
• Equity at exit: $8,931

10-year hold

• IRR: 31.5%
• Equity multiple: 3.82×
• Total profit: $47,317
• Equity at exit: $5,179

Cash invested: $16,772 (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: 234
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $412

Break-even live

Break-even rent $494

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $59,900 Pending 101 DOM
2. 2026-06-04
   days on market $59,900 Active 99 DOM
3. 2026-06-02
   days on market $59,900 Active 98 DOM
4. 2026-06-01
   days on market $59,900 Active 97 DOM
5. 2026-05-31
   days on market $59,900 Active 96 DOM
6. 2026-05-31
   days on market $59,900 Active 95 DOM
7. 2026-02-24
   listed $59,900 Active 726-char remark

   Show marketing remark (726 chars)

   PRICED RIGHT ON PIERCE! This 4 bedroom, 2 bath home offers many updates, including vinyl windows & metal roof plus original hardwood floors and off-street parking. Situated just blocks from the campuses of A. T. Still University and Truman State University, this property offers a highly desirable location for students, faculty, and staff. Its proximity to local amenities, shopping, and dining adds to the everyday convenience. Whether you're an investor seeking rental potential or an owner-occupant looking for an affordable entry into homeownership, this modestly priced home presents a smart opportunity. Comfortable, conveniently located, and full of potential—call Megan Roof 660-988-2050 for your showing!

8. 2024-01-25
   soldstatus
9. 2024-01-24
   soldstatus Closed 377-char remark

   Show marketing remark (377 chars)

   Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

10. 2023-12-01
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

11. 2023-08-10
    status Active 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

12. 2023-08-04
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

13. 2023-05-10
    status Active 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

14. 2023-04-26
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

15. 2023-02-24
    status Active 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

16. 2023-02-14
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

17. 2023-01-17
    price $69,900 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

18. 2022-12-07
    status Active 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

19. 2022-09-21
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

20. 2013-03-15
    listed $79,900 Active 377-char remark

    Show marketing remark (377 chars)

    Calling All Investors! 4 bedroom, 1 1/2 story home with recent updates that include roof, siding, windows, heating and cooling and plumbing. Features include original hardwood floors, privacy fence in the back yard with storage shed. Ideal location being close to Truman, ATSU and Dental School. Call Evonne Baker 660-341-1785 for your personal showing. Property Selling As Is.

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $618 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,195
• − Mortgage interest: −$3,355
• − Property taxes: −$618
• − Insurance: −$300
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,743
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,932/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

-25.0% since first listed

14 events — show timeline

• 2026-02-24 Listed $59,900 NECAR
• 2024-01-25 Sold (Public Records) — Public Records
• 2024-01-24 Sold (MLS) — NECAR
• 2023-12-01 Pending — NECAR
• 2023-08-10 Relisted — NECAR
• 2023-08-04 Pending — NECAR
• 2023-05-10 Relisted — NECAR
• 2023-04-26 Pending — NECAR
• 2023-02-24 Relisted — NECAR
• 2023-02-14 Pending — NECAR
• 2023-01-17 Price Changed $69,900 NECAR
• 2022-12-07 Relisted — NECAR
• 2022-09-21 Pending — NECAR
• 2013-03-15 Listed $79,900 NECAR

Property tax history

+6.8%/yr

Latest (2024): $618 · +0.4% YoY. Source: county tax records.