501 Spring St · Mound City, MO 64470

$42,900

2 bd · 1.0 ba · 804 sqft · Other · 313 Days on market

Built 1920 6,534 sqft lot $53/sqft · 47% below area Est $80k · 47% under ↓ 46% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This generous property stretches from block to block, east to west with 6 lots totaling . 88 of an acre, offers ample space and privacy. Beautiful mature trees create a peaceful setting and the perfect backdrop for your dream home. The lot also includes a garage, ideal for storage or future use. Located in the quaint Mound City school district, home of the Panthers, it offers small-town charm with a welcoming community feel. The existing home provides flexibility. Whether you envision a brand-new build or a creative renovation, this lot is a rare find with sewer and water service on the property for 3 units this has endless potential!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $43k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#272 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Mound City R-II (rural): math 50% / reading 65% proficiency, ranked #48 of 535 in MO (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $1k appreciation (3.0% local appreciation)).
• Holt County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $12k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.51% ✓
• Cap rate: 22.77%
• Cash-on-cash: 58.85%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (median comp): $80,188
• List price: $42,900
• Delta: -46.50%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.7%
• Equity multiple: 4.55×
• Total profit: $42,682
• Equity at exit: $19,290

10-year hold

• IRR: 63.3%
• Equity multiple: 9.27×
• Total profit: $99,361
• Equity at exit: $29,728

Cash invested: $12,012 (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 64470

• Active inventory: 8
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $589

Break-even live

Break-even rent $330

Max offer price $42,900

Occupancy floor 40%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $42,900 Active 313 DOM
2. 2026-06-17
   days on market $42,900 Active 312 DOM
3. 2026-06-16
   days on market $42,900 Active 311 DOM
4. 2026-06-15
   days on market $42,900 Active 310 DOM
5. 2026-06-13
   days on market $42,900 Active 308 DOM
6. 2026-06-12
   days on market $42,900 Active 307 DOM
7. 2026-06-09
   days on market $42,900 Active 304 DOM
8. 2026-06-08
   days on market $42,900 Active 303 DOM
9. 2026-06-07
   days on market $42,900 Active 302 DOM
10. 2026-06-05
    days on market $42,900 Active 300 DOM
11. 2026-06-04
    days on market $42,900 Active 298 DOM
12. 2026-06-02
    days on market $42,900 Active 297 DOM
13. 2026-06-01
    days on market $42,900 Active 296 DOM
14. 2026-05-31
    days on market $42,900 Active 295 DOM
15. 2025-11-04
    price $42,900 642-char remark

    Show marketing remark (642 chars)

    This generous property stretches from block to block, east to west with 6 lots totaling . 88 of an acre, offers ample space and privacy. Beautiful mature trees create a peaceful setting and the perfect backdrop for your dream home. The lot also includes a garage, ideal for storage or future use. Located in the quaint Mound City school district, home of the Panthers, it offers small-town charm with a welcoming community feel. The existing home provides flexibility. Whether you envision a brand-new build or a creative renovation, this lot is a rare find with sewer and water service on the property for 3 units this has endless potential!

16. 2025-09-05
    price $49,900 642-char remark

    Show marketing remark (642 chars)

    This generous property stretches from block to block, east to west with 6 lots totaling . 88 of an acre, offers ample space and privacy. Beautiful mature trees create a peaceful setting and the perfect backdrop for your dream home. The lot also includes a garage, ideal for storage or future use. Located in the quaint Mound City school district, home of the Panthers, it offers small-town charm with a welcoming community feel. The existing home provides flexibility. Whether you envision a brand-new build or a creative renovation, this lot is a rare find with sewer and water service on the property for 3 units this has endless potential!

17. 2025-08-09
    listed $55,000 Active 642-char remark

    Show marketing remark (642 chars)

    This generous property stretches from block to block, east to west with 6 lots totaling . 88 of an acre, offers ample space and privacy. Beautiful mature trees create a peaceful setting and the perfect backdrop for your dream home. The lot also includes a garage, ideal for storage or future use. Located in the quaint Mound City school district, home of the Panthers, it offers small-town charm with a welcoming community feel. The existing home provides flexibility. Whether you envision a brand-new build or a creative renovation, this lot is a rare find with sewer and water service on the property for 3 units this has endless potential!

18. 2025-05-21
    historical
19. 2024-12-03
    status Active
20. 2024-11-22
    historical
21. 2024-09-25
    price $60,000
22. 2024-06-28
    price $70,000
23. 2024-05-22
    listed $80,000 Active
24. 2010-01-15
    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: $213 · $18/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$203/yr (+$17/mo · 95.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,907
• − Mortgage interest: −$2,403
• − Property taxes: −$213
• − Insurance: −$214
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,248
• Taxable income: $6,763
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,446/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: Mound City R-II
• NCES district ID: 2921480
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $45,850
• Composite: 50.29/100
• National rank: #4055
• State rank: #48 of 535 in MO

Livability — Mound City

• Score: 65/100
• State rank: #272
• US rank: #12787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mound City, MO
• Population (ZIP): 1,574

Population outlook (Holt County) Hauer SSP2

• Today (2025): 3,689 people
• By 2030: 3,318 · -10.1%
• By 2040: 2,666 · -27.7%
• By 2050: 2,151 · -41.7%
• By 2075: 1,390 · -62.3%
• By 2100: 995 · -73.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Holt

• 2024 margin: Solid R (+69.1) · D 15.2% · R 84.3%
• 2008→2024 swing: -31.4pp toward R · 2008: -37.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+69.9 2016: R+67.3 2012: R+50.8 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-46.4% since first listed

10 events — show timeline

• 2025-11-04 Price Changed $42,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $49,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-09 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-11-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-25 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-22 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2010-01-15 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $213 · +9.9% YoY. Source: county tax records.