1008 Highland Ave · Lexington, MO 64067

$95,000

5 bd · 1.5 ba · 2,132 sqft · SingleFamily public records · 272 Days on market

Built 1860 7,000 sqft lot $45/sqft · 57% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all brick Antebellum was built in 1860 and was occupied by a Lexington resident named John Aull and is currently called the John Aull house in the National Register of Historical Places. The house offers 3 fireplaces, original gas light fixture in upstairs hallway and wood floors. Original wood valances on the bedroom windows, original staircase, it also offers an expandable attic that can be converted to extra living space. This property has a second lot across the alley in back that if the trees were cleared you could possibly have a great view of the MO. River. This home is located in a Historic District. Located within walking distance to Downtown Lexington Shops and Dining. Don't miss an incredible opportunity to restore this historic home to its former glory

Key facts

• Wood floors
• 3 fireplaces
• John aull house

Tags

• JOHN AULL HOUSE
• 3 FIREPLACES
• ORIGINAL GAS LIGHT FIXTURE
• WOOD FLOORS
• ORIGINAL WOOD VALANCES
• ORIGINAL STAIRCASE

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.1% in Lexington — 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 66/100 on livability (#233 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Lexington R-V (town): math 18% / reading 23% proficiency, ranked #300 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lafayette County population projected at -21% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1860 — 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. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $222,503
• List price: $95,000
• Delta: -57.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 Cliff St	0.04mi	5/1.5	2,200 (+3%)	6mo	$225,000	$102	88
908 Highland Ave	0.10mi	4/1.5 (-1)	2,208 (+4%)	16mo	$219,900	$100	71
1909 Main St	0.74mi	5/2.0	1,870 (-12%)	1mo	$210,000	$112	42
118 N 17th St	0.56mi	4/2.0 (-1)	2,324 (+9%)	22mo	$278,000	$120	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $19,757
• Equity at exit: $14,165

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $62,354
• Equity at exit: $8,214

Cash invested: $26,600 (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 64067

• Home prices YoY: -20.3%
• Active inventory: 42
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $553

Break-even live

Break-even rent $703

Max offer price $95,000

Occupancy floor 56%

Sensitivity live

Price	-10% $606	-5% $579	+0% $553	+5% $526	+10% $499
Rent	-10% $442	-5% $497	+0% $553	+5% $608	+10% $663
Rate	-1.0pp $600	-0.5pp $577	base $553	+0.5pp $528	+1.0pp $503

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $95,000 Active 272 DOM
2. 2026-06-18
   days on market $95,000 Active 270 DOM
3. 2026-06-17
   days on market $95,000 Active 269 DOM
4. 2026-06-16
   days on market $95,000 Active 268 DOM
5. 2026-06-15
   days on market $95,000 Active 267 DOM
6. 2026-06-13
   days on market $95,000 Active 265 DOM
7. 2026-06-12
   days on market $95,000 Active 264 DOM
8. 2026-06-09
   days on market $95,000 Active 261 DOM
9. 2026-06-08
   days on market $95,000 Active 260 DOM
10. 2026-06-07
    days on market $95,000 Active 259 DOM
11. 2026-06-05
    days on market $95,000 Active 257 DOM
12. 2026-06-04
    days on market $95,000 Active 255 DOM
13. 2026-06-02
    days on market $95,000 Active 254 DOM
14. 2026-06-01
    days on market $95,000 Active 253 DOM
15. 2026-05-31
    days on market $95,000 Active 252 DOM
16. 2026-03-12
    price $95,000 782-char remark

    Show marketing remark (782 chars)

    This all brick Antebellum was built in 1860 and was occupied by a Lexington resident named John Aull and is currently called the John Aull house in the National Register of Historical Places. The house offers 3 fireplaces, original gas light fixture in upstairs hallway and wood floors. Original wood valances on the bedroom windows, original staircase, it also offers an expandable attic that can be converted to extra living space. This property has a second lot across the alley in back that if the trees were cleared you could possibly have a great view of the MO. River. This home is located in a Historic District. Located within walking distance to Downtown Lexington Shops and Dining. Don't miss an incredible opportunity to restore this historic home to its former glory

17. 2025-09-30
    price $107,000 782-char remark

    Show marketing remark (782 chars)

    This all brick Antebellum was built in 1860 and was occupied by a Lexington resident named John Aull and is currently called the John Aull house in the National Register of Historical Places. The house offers 3 fireplaces, original gas light fixture in upstairs hallway and wood floors. Original wood valances on the bedroom windows, original staircase, it also offers an expandable attic that can be converted to extra living space. This property has a second lot across the alley in back that if the trees were cleared you could possibly have a great view of the MO. River. This home is located in a Historic District. Located within walking distance to Downtown Lexington Shops and Dining. Don't miss an incredible opportunity to restore this historic home to its former glory

18. 2025-09-21
    listed $120,000 Active 782-char remark

    Show marketing remark (782 chars)

    This all brick Antebellum was built in 1860 and was occupied by a Lexington resident named John Aull and is currently called the John Aull house in the National Register of Historical Places. The house offers 3 fireplaces, original gas light fixture in upstairs hallway and wood floors. Original wood valances on the bedroom windows, original staircase, it also offers an expandable attic that can be converted to extra living space. This property has a second lot across the alley in back that if the trees were cleared you could possibly have a great view of the MO. River. This home is located in a Historic District. Located within walking distance to Downtown Lexington Shops and Dining. Don't miss an incredible opportunity to restore this historic home to its former glory

19. 2013-12-19
    soldstatus
20. 2002-01-14
    soldstatus 409-char remark

    Show marketing remark (409 chars)

    This Civil War Era home was built & occupied by John Aull, the founder of Lexington, MO in 1860. The 2 story brick, 3 bdrm, 2 bath home has approx. 895 sq. ft & is in the National Register of Historic Places Inventory of Lexington, MO. Original gas light fixtures still remain in upstairs hallway & attic. Wooden plank flooring, linen press & tuck rm make this a truly hidden treasure.

21. 2002-01-10
    soldstatus
22. 2001-07-23
    listed $33,500 409-char remark

    Show marketing remark (409 chars)

    This Civil War Era home was built & occupied by John Aull, the founder of Lexington, MO in 1860. The 2 story brick, 3 bdrm, 2 bath home has approx. 895 sq. ft & is in the National Register of Historic Places Inventory of Lexington, MO. Original gas light fixtures still remain in upstairs hallway & attic. Wooden plank flooring, linen press & tuck rm make this a truly hidden treasure.

23. 2000-07-28
    soldstatus

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$708/yr (+$59/mo · 332.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,832
• − Mortgage interest: −$5,321
• − Property taxes: −$213
• − Insurance: −$475
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,764
• Taxable income: $5,365
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,343/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: Lexington R-V
• NCES district ID: 2918480
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $46,816
• Composite: 18.01/100
• National rank: #8983
• State rank: #300 of 324 in MO

Livability — Lexington

• Score: 66/100
• State rank: #233
• US rank: #11311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, MO
• Population (ZIP): 5,840

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.63%
• Current HPI: 292.3545
• 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

+183.6% since first listed

8 events — show timeline

• 2026-03-12 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $107,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-21 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2013-12-19 Sold (Public Records) — Public Records
• 2002-01-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-01-10 Sold (Public Records) — Public Records
• 2001-07-23 Listed $33,500 Heartland MLS as Distributed by MLS Grid
• 2000-07-28 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $213 · +11.9% YoY. Source: county tax records.