255 Jones Rd · Highlandville, MO 65721

$139,000

4 bd · 2.0 ba · 1,324 sqft · Other public records · 82 Days on market

Built 1900 1.18 ac lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super potential for commercial location. One of the few level lots with south and north bound visibility, located just 3 miles south of Nixa on Hwy 160 by the Finley River bridge. Vintage 1890, 2 story, 4 bedroom, frame home stripped out and ready for remodel or removal. .. you decide. It really is a nice historic property. See today! Owner is a licensed Real Estate Broker in Missouri.

Key facts

• Close river access
• New well house
• Septic lines

Tags

• CLOSE RIVER ACCESS
• NEW WELL HOUSE
• SEPTIC LINES
• HIGHSPEED INTERNET
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.1% in Highlandville — 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 58/100 on livability (#578 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Spokane R-VII (rural): math 37% / reading 43% proficiency, ranked #133 of 324 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlandville Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 360 students, 44% FRL); Spokane Middle (math 37% / reading 37%, grade F, #220 of 391 statewide, top 59%, 147 students, 44% FRL); Spokane High (math 44% / reading 44%, grade F, #179 of 521 statewide, top 39%, 193 students, 28% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 379 active listings in the ZIP; solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.34% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.36×
• Total profit: $13,859
• Equity at exit: $20,725

10-year hold

• IRR: 19.9%
• Equity multiple: 2.86×
• Total profit: $72,444
• Equity at exit: $12,018

Cash invested: $38,920 (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 65721

• Rents YoY: 5.3%
• Active inventory: 379
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $501

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $597	-5% $549	+0% $501	+5% $453	+10% $405
Rent	-10% $355	-5% $428	+0% $501	+5% $574	+10% $647
Rate	-1.0pp $571	-0.5pp $536	base $501	+0.5pp $465	+1.0pp $428

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-03-14
   status Pending
2. 2024-12-22
   listed $139,000 Active
3. 2018-11-15
   soldstatus 388-char remark

   Show marketing remark (388 chars)

   Super potential for commercial location. One of the few level lots with south and north bound visibility, located just 3 miles south of Nixa on Hwy 160 by the Finley River bridge. Vintage 1890, 2 story, 4 bedroom, frame home stripped out and ready for remodel or removal. .. you decide. It really is a nice historic property. See today! Owner is a licensed Real Estate Broker in Missouri.

4. 2018-05-08
   listed $69,900 388-char remark

   Show marketing remark (388 chars)

   Super potential for commercial location. One of the few level lots with south and north bound visibility, located just 3 miles south of Nixa on Hwy 160 by the Finley River bridge. Vintage 1890, 2 story, 4 bedroom, frame home stripped out and ready for remodel or removal. .. you decide. It really is a nice historic property. See today! Owner is a licensed Real Estate Broker in Missouri.

5. 2017-01-24
   soldstatus
6. 2017-01-23
   soldstatus 294-char remark

   Show marketing remark (294 chars)

   This 2 story farmhouse is a fixer upper. With 2193 sq ft, 4 bedrooms, 2 baths, this home has potential with some work. Seller is selling as is. Also a great location close to Nixa and the Finley River. Same owner since the 1970's. Hardwood floors are in the house and the 1.18 acre lot is nice.

7. 2016-11-21
   listed $59,900 294-char remark

   Show marketing remark (294 chars)

   This 2 story farmhouse is a fixer upper. With 2193 sq ft, 4 bedrooms, 2 baths, this home has potential with some work. Seller is selling as is. Also a great location close to Nixa and the Finley River. Same owner since the 1970's. Hardwood floors are in the house and the 1.18 acre lot is nice.

8. 1979-10-01
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $22,199
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,044
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $5,041/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: Spokane R-VII
• NCES district ID: 2928800
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,380
• Composite: 34.61/100
• National rank: #5154
• State rank: #133 of 324 in MO

Livability — Highlandville

• Score: 58/100
• State rank: #578
• US rank: #20668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Christian County · 70,465 people
• Metro: Springfield, MO
• Population (ZIP): 33,452
• Household income: $77,507
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 673.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.28%
• Current HPI: 188.699
• Rent YoY: ▲ 5.34%
• Metro: Springfield, 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

+132.1% since first listed

8 events — show timeline

• 2025-03-14 Pending — SOMO
• 2024-12-22 Listed $139,000 SOMO
• 2018-11-15 Sold (MLS) — SOMO
• 2018-05-08 Listed $69,900 SOMO
• 2017-01-24 Sold (Public Records) — Public Records
• 2017-01-23 Sold (MLS) — SOMO
• 2016-11-21 Listed $59,900 SOMO
• 1979-10-01 Sold (Public Records) — Public Records

Property tax history

-9.7%/yr

Latest (2025): $201 · -0.3% YoY. Source: county tax records.