219 S Center St · Coffey, MO 64636

$15,000

2 bd · 3.0 ba · 1,024 sqft · Other public records · 107 Days on market

Built 1920 10,019 sqft lot $15/sqft · 92% below area ↓ 40% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

1920 Fixer-Upper on Corner Lot – Coffey, MO. Built in 1920, this 2-bedroom home sits on a corner lot at the edge of Coffey near the former OK Railroad corridor. The old rail line can still be traced in the surrounding landscape, adding a touch of small-town history to the setting. The home offers a traditional layout including a living room, dining room, kitchen, full bath, utility room, and enclosed side porch. Roof leaks after vacancy resulted in ceiling and plaster damage. Portions of the flooring have settled and will require structural repair. This property will need extensive renovation and is not move-in ready. Priced to reflect condition. Sold as-is. Ideal for investors or buyers looking for a restoration project in a quiet rural community.

Key facts

• Enclosed side porch
• Extensive renovation
• Corner lot

Tags

• CORNER LOT
• ENCLOSED SIDE PORCH
• EXTENSIVE RENOVATION
• QUIET RURAL COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $15k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#833 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• North Daviess R-III (rural): math 11% / reading 40% proficiency, ranked #487 of 535 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% local appreciation)).
• Daviess County population projected at -17% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.55% ✓
• Cap rate: 61.09%
• Cash-on-cash: 195.71%
• DSCR: 9.71
• GRM: 1.3

CMA / ARV

• ARV (median comp): $178,307
• List price: $15,000
• Delta: -91.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.82×
• Total profit: $45,442
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 24.96×
• Total profit: $100,639
• Equity at exit: $10,394

Cash invested: $4,200 (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 64636

• Active inventory: 3
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$7 /mo · $82/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $685

Break-even live

Break-even rent $116

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $693	-5% $689	+0% $685	+5% $681	+10% $677
Rent	-10% $607	-5% $646	+0% $685	+5% $724	+10% $763
Rate	-1.0pp $693	-0.5pp $689	base $685	+0.5pp $681	+1.0pp $677

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $15,000 Pending 107 DOM
2. 2026-05-31
   days on market $15,000 Active 107 DOM
3. 2026-04-29
   price $15,000 764-char remark

   Show marketing remark (764 chars)

   1920 Fixer-Upper on Corner Lot – Coffey, MO. Built in 1920, this 2-bedroom home sits on a corner lot at the edge of Coffey near the former OK Railroad corridor. The old rail line can still be traced in the surrounding landscape, adding a touch of small-town history to the setting. The home offers a traditional layout including a living room, dining room, kitchen, full bath, utility room, and enclosed side porch. Roof leaks after vacancy resulted in ceiling and plaster damage. Portions of the flooring have settled and will require structural repair. This property will need extensive renovation and is not move-in ready. Priced to reflect condition. Sold as-is. Ideal for investors or buyers looking for a restoration project in a quiet rural community.

4. 2026-04-08
   price $19,000 764-char remark

   Show marketing remark (764 chars)

   1920 Fixer-Upper on Corner Lot – Coffey, MO. Built in 1920, this 2-bedroom home sits on a corner lot at the edge of Coffey near the former OK Railroad corridor. The old rail line can still be traced in the surrounding landscape, adding a touch of small-town history to the setting. The home offers a traditional layout including a living room, dining room, kitchen, full bath, utility room, and enclosed side porch. Roof leaks after vacancy resulted in ceiling and plaster damage. Portions of the flooring have settled and will require structural repair. This property will need extensive renovation and is not move-in ready. Priced to reflect condition. Sold as-is. Ideal for investors or buyers looking for a restoration project in a quiet rural community.

5. 2026-02-13
   listed $25,000 Active 764-char remark

   Show marketing remark (764 chars)

   1920 Fixer-Upper on Corner Lot – Coffey, MO. Built in 1920, this 2-bedroom home sits on a corner lot at the edge of Coffey near the former OK Railroad corridor. The old rail line can still be traced in the surrounding landscape, adding a touch of small-town history to the setting. The home offers a traditional layout including a living room, dining room, kitchen, full bath, utility room, and enclosed side porch. Roof leaks after vacancy resulted in ceiling and plaster damage. Portions of the flooring have settled and will require structural repair. This property will need extensive renovation and is not move-in ready. Priced to reflect condition. Sold as-is. Ideal for investors or buyers looking for a restoration project in a quiet rural community.

ⓘ 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: $82 · $7/mo
• Projected year-2 tax: $146 · $12/mo
• Expected delta: +$64/yr (+$5/mo · 77.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $11,798
• − Mortgage interest: −$840
• − Property taxes: −$82
• − Insurance: −$75
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$436
• Taxable income: $8,477
• Est. tax owed @ 24.0%: −$2,035
• After-tax cash flow: $6,185/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: North Daviess R-III
• NCES district ID: 2915630
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $40,163
• Composite: 24.5/100
• National rank: #13078
• State rank: #487 of 535 in MO

Livability — Coffey

• Score: 53/100
• State rank: #833
• US rank: #24601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coffey, MO
• Population (ZIP): 248

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 7,695 people
• By 2030: 7,386 · -4.0%
• By 2040: 6,860 · -10.9%
• By 2050: 6,375 · -17.2%
• By 2075: 5,084 · -33.9%
• By 2100: 3,583 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Lithuanian 11% Serbian 2% Portuguese 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+63.3) · D 17.9% · R 81.2%
• 2008→2024 swing: -40.5pp toward R · 2008: -22.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.2 2016: R+55.1 2012: R+33.0 2008: R+22.8

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

-40.0% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $15,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $19,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $25,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $82 · +1.8% YoY. Source: county tax records.