331 Rodgers St · Licking, MO 65542

$195,000

2 bd · 2.0 ba · 1,496 sqft · Other public records · 34 Days on market

Built 1948 0.91 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
• Appreciation +6.6/10.0
• Cash flow +6.4/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.3/10.0

Listing remarks

This charming, well-maintained home is situated on a spacious corner lot with nearly an acre of room for gardening, outdoor hobbies or entertaining. This unique property offers abundant storage with multiple backyard sheds and a convenient two-car carport with even more storage! The pergola in the backyard offers more space to entertain or just showcase plants and flowers grown in the on site greenhouse! Inside, you'll find four bedrooms spread across all levels-including basement and attic spaces-plus two separate living areas for added flexibility. This well-built home is full of character, functionality and potential to make it all your own! Located within walking distance from school,

Key facts

• On site greenhouse
• Two-car carport
• Pergola

Tags

• CORNER LOT
• MULTIPLE BACKYARD SHEDS
• TWO-CAR CARPORT
• PERGOLA
• ON SITE GREENHOUSE
• TWO SEPARATE LIVING AREAS

Property features AI

Finance

• Other: Corner, level lot (approximately 0.91 acres) located on a city street with public maintenance; asphalt road

Exterior

• Parking: Covered paved driveway; 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Lap siding; Metal roof
• Exterior features: Rain gutters; Garden; Shed(s), workshop, outbuilding, greenhouse and other exterior structures

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Radiant ceiling heating
• Interior features: Insulated, storm, and double-pane windows; Finished partial basement with walk-up access
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (47.5% below list).
• Recommended offer: $102k (47.5% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.3% in Licking — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#265 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Licking R-VIII (rural): math 30% / reading 44% proficiency, ranked #203 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Licking Elem. (math 32% / reading 38%, grade F, #672 of 1,115 statewide, top 60%, 416 students, 99% FRL); Licking High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 423 students, 99% FRL) — zoned schools average 99% FRL vs 51% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,407 (47.5% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.53% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 15.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,634
• Equity at exit: $89,825

10-year hold

• IRR: 4.8%
• Equity multiple: 1.75×
• Total profit: $40,848
• Equity at exit: $140,122

Cash invested: $54,600 (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 65542

• Home prices YoY: 1.4%
• Active inventory: 50
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-342

Break-even live

Break-even rent $1,457

Max offer price $134,627

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-287	+0% $-342	+5% $-397	+10% $-452
Rent	-10% $-423	-5% $-382	+0% $-342	+5% $-301	+10% $-261
Rate	-1.0pp $-244	-0.5pp $-292	base $-342	+0.5pp $-392	+1.0pp $-444

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $195,000 Active 34 DOM
2. 2026-06-21
   days on market $195,000 Active 33 DOM
3. 2026-06-18
   days on market $195,000 Active 31 DOM
4. 2026-06-17
   days on market $195,000 Active 30 DOM
5. 2026-06-16
   days on market $195,000 Active 29 DOM
6. 2026-06-15
   days on market $195,000 Active 28 DOM
7. 2026-06-13
   days on market $195,000 Active 26 DOM
8. 2026-06-12
   days on market $195,000 Active 25 DOM
9. 2026-06-09
   days on market $195,000 Active 22 DOM
10. 2026-06-08
    days on market $195,000 Active 21 DOM
11. 2026-06-07
    days on market $195,000 Active 20 DOM
12. 2026-06-07
    days on market $195,000 Active 19 DOM
13. 2026-06-04
    days on market $195,000 Active 16 DOM
14. 2026-06-02
    days on market $195,000 Active 15 DOM
15. 2026-06-01
    days on market $195,000 Active 14 DOM
16. 2026-05-31
    days on market $195,000 Active 13 DOM
17. 2026-05-18
    listed $195,000 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: $563 · $47/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,328/yr (+$111/mo · 235.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,289
• − Mortgage interest: −$10,923
• − Property taxes: −$563
• − Insurance: −$975
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$5,673
• Taxable loss: −$7,811
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-2,226/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: Licking R-VIII
• NCES district ID: 2918600
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,880
• Composite: 30.41/100
• National rank: #6248
• State rank: #203 of 324 in MO

Livability — Licking

• Score: 65/100
• State rank: #265
• US rank: #12566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Licking, MO
• Population (ZIP): 6,921

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 228.0581
• 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

1 event — show timeline

• 2026-05-18 Listed $195,000 SOMO

Property tax history

+4.2%/yr

Latest (2025): $563 · -1.0% YoY. Source: county tax records.