600 Linzee Blvd · Pierce City, MO 65723

$69,500

3 bd · 1.0 ba · 1,414 sqft · Other public records · 144 Days on market

Built 1914 0.43 ac lot $49/sqft · 56% below area ↓ 47% since listing

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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 +26.3/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

Key facts

• Attached carport
• Eat in kitchen
• Covered patio

Tags

• EAT IN KITCHEN
• COVERED PATIO
• DETACHED GARAGE
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#291 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Pierce City R-VI (rural): math 28% / reading 45% proficiency, ranked #202 of 324 in MO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($481 loan paydown + $3k appreciation (3.6% local appreciation)).
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1914 — 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $165,689
• List price: $69,500
• Delta: -58.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.14×
• Total profit: $22,258
• Equity at exit: $33,803

10-year hold

• IRR: 20.2%
• Equity multiple: 4.10×
• Total profit: $60,243
• Equity at exit: $54,173

Cash invested: $19,460 (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 65723

• Home prices YoY: 1.6%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $180

Break-even live

Break-even rent $572

Max offer price $69,500

Occupancy floor 72%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 N Walnut St Apt 12 Pierce City, MO	2.0	1.5	1000	$800	$0.80	21d	1	0.51mi

Listing history 5 events

1. 2026-05-04
   status Pending 266-char remark

   Show marketing remark (266 chars)

   New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

2. 2026-03-14
   price $69,500 266-char remark

   Show marketing remark (266 chars)

   New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

3. 2026-03-03
   price $98,800 266-char remark

   Show marketing remark (266 chars)

   New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

4. 2026-01-28
   price $114,400 266-char remark

   Show marketing remark (266 chars)

   New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

5. 2025-12-11
   listed $130,000 Active 266-char remark

   Show marketing remark (266 chars)

   New year new home!!! Come see this spacious ranch offering three bedrooms one full bath. Featuring an eat in kitchen, mudd room, and large living room! Enjoy the covered patio, detached garage and attached carport all siting on almost a half acre. Call to see today!

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,600
• − Mortgage interest: −$3,893
• − Property taxes: −$698
• − Insurance: −$348
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,022
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,900/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: Pierce City R-VI
• NCES district ID: 2925110
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,822
• Composite: 30.55/100
• National rank: #6207
• State rank: #202 of 324 in MO

Livability — Pierce City

• Score: 65/100
• State rank: #291
• US rank: #13503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pierce City, MO
• Population (ZIP): 3,093

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Portuguese 2% Romanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 90% English-only · Tagalog/Filipino 5% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 228.4884
• 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

-46.5% since first listed

5 events — show timeline

• 2026-05-04 Pending — OGAR
• 2026-03-14 Price Changed $69,500 OGAR
• 2026-03-03 Price Changed $98,800 OGAR
• 2026-01-28 Price Changed $114,400 OGAR
• 2025-12-11 Listed $130,000 OGAR

Property tax history

+3.2%/yr

Latest (2025): $698 · +11.7% YoY. Source: county tax records.