206 N Elm St · Holden, MO 64040

$260,000

6 bd · 3.0 ba · 2,346 sqft · MultiFamily public records · 139 Days on market

Built 2006 0.28 ac lot

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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 +16.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This well-maintained duplex features two 3-bedroom, 2-bathroom units, making it perfect for owner-occupants or investors. Unit A is currently leased at $890/month through 08/31/2026, providing immediate income, while Unit B is vacant, giving buyers the flexibility to live in one unit and rent the other or rent both for additional income. Both units are in very good condition, with the primary item to note being a water line issue in Unit B; a contractor bid has been obtained for reference. Property taxes were $1,801 in 2025. For questions, please contact listing agent Madison Alexander at 660-454-0031 or madison@brooksrealty. us .

Key facts

• 0.28 acre lot
• Built 2006
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive. Per door: $64/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.8% below list).
• Recommended offer: $222k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.6% in Holden — 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 69/100 on livability (#167 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Holden R-III (rural): math 33% / reading 41% proficiency, ranked #176 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,500 (14.8% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $149,674
• Equity at exit: $234,229

10-year hold

• IRR: 22.7%
• Equity multiple: 6.96×
• Total profit: $434,213
• Equity at exit: $505,123

Cash invested: $72,800 (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 64040

• Home prices YoY: 6.2%
• Active inventory: 75
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $128

Break-even live

Break-even rent $2,053

Max offer price $260,000

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,214
Total (2 units)			$2,215

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $260,000 Active 139 DOM
2. 2026-06-17
   days on market $260,000 Active 138 DOM
3. 2026-06-16
   days on market $260,000 Active 137 DOM
4. 2026-06-15
   days on market $260,000 Active 136 DOM
5. 2026-06-13
   days on market $260,000 Active 134 DOM
6. 2026-06-12
   days on market $260,000 Active 133 DOM
7. 2026-06-09
   days on market $260,000 Active 130 DOM
8. 2026-06-08
   days on market $260,000 Active 129 DOM
9. 2026-06-07
   days on market $260,000 Active 128 DOM
10. 2026-06-05
    days on market $260,000 Active 126 DOM
11. 2026-06-04
    days on market $260,000 Active 124 DOM
12. 2026-06-02
    days on market $260,000 Active 123 DOM
13. 2026-06-01
    days on market $260,000 Active 122 DOM
14. 2026-05-31
    days on market $260,000 Active 121 DOM
15. 2026-01-30
    listed $260,000 Active 639-char remark

    Show marketing remark (639 chars)

    This well-maintained duplex features two 3-bedroom, 2-bathroom units, making it perfect for owner-occupants or investors. Unit A is currently leased at $890/month through 08/31/2026, providing immediate income, while Unit B is vacant, giving buyers the flexibility to live in one unit and rent the other or rent both for additional income. Both units are in very good condition, with the primary item to note being a water line issue in Unit B; a contractor bid has been obtained for reference. Property taxes were $1,801 in 2025. For questions, please contact listing agent Madison Alexander at 660-454-0031 or madison@brooksrealty. us .

16. 2022-05-11
    soldstatus Closed 300-char remark

    Show marketing remark (300 chars)

    Modern duplex, 3 bedroom, 2 bath, nice open floor plan with kitchen, dining and living all open. Utility room with hookups for washer and dryer with plenty of room for a freezer. Quiet neighborhood, shade trees on west side of unit. New gutters with covers, new storage building with divided storage.

17. 2022-05-10
    soldstatus
18. 2022-03-28
    status Pending 300-char remark

    Show marketing remark (300 chars)

    Modern duplex, 3 bedroom, 2 bath, nice open floor plan with kitchen, dining and living all open. Utility room with hookups for washer and dryer with plenty of room for a freezer. Quiet neighborhood, shade trees on west side of unit. New gutters with covers, new storage building with divided storage.

19. 2022-01-12
    status Active 300-char remark

    Show marketing remark (300 chars)

    Modern duplex, 3 bedroom, 2 bath, nice open floor plan with kitchen, dining and living all open. Utility room with hookups for washer and dryer with plenty of room for a freezer. Quiet neighborhood, shade trees on west side of unit. New gutters with covers, new storage building with divided storage.

20. 2022-01-02
    historical Active Under Contract 300-char remark

    Show marketing remark (300 chars)

    Modern duplex, 3 bedroom, 2 bath, nice open floor plan with kitchen, dining and living all open. Utility room with hookups for washer and dryer with plenty of room for a freezer. Quiet neighborhood, shade trees on west side of unit. New gutters with covers, new storage building with divided storage.

21. 2021-12-13
    listed $219,000 Active 300-char remark

    Show marketing remark (300 chars)

    Modern duplex, 3 bedroom, 2 bath, nice open floor plan with kitchen, dining and living all open. Utility room with hookups for washer and dryer with plenty of room for a freezer. Quiet neighborhood, shade trees on west side of unit. New gutters with covers, new storage building with divided storage.

22. 2021-04-16
    soldstatus Closed
23. 2021-04-15
    soldstatus
24. 2021-03-22
    historical Active Under Contract
25. 2021-03-22
    listed $165,000 Active
26. 2011-12-14
    historical
27. 2011-06-15
    historical
28. 2010-12-14
    listed $145,000
29. 2010-12-14
    listed $145,000

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$720/yr (+$60/mo · 40.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,580
• − Mortgage interest: −$14,564
• − Property taxes: −$1,802
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$7,564
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $2,231/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: Holden R-III
• NCES district ID: 2914490
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $53,033
• Composite: 32.27/100
• National rank: #5759
• State rank: #176 of 324 in MO

Livability — Holden

• Score: 69/100
• State rank: #167
• US rank: #8986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holden, MO
• City population: 5,968
• Population (ZIP): 5,968

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Iranian 6% Italian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.92%
• Current HPI: 342.75
• 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

+79.3% since first listed

15 events — show timeline

• 2026-01-30 Listed $260,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-05-10 Sold (Public Records) — Public Records
• 2022-03-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-01-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-01-02 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-12-13 Listed $219,000 Heartland MLS as Distributed by MLS Grid
• 2021-04-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-15 Sold (Public Records) — Public Records
• 2021-03-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-03-22 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2011-12-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-06-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-12-14 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2010-12-14 Listed $145,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,802 · +9.0% YoY. Source: county tax records.