8315 NW High St · Amsterdam, MO 64723

$28,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 41 Days on market

Built 1995 Poor condition 0.48 ac lot $23/sqft · 80% below area ↓ 7% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks

This single-family home, a fixer-upper brimming with potential, invites the discerning eye of property enthusiasts and creative real estate minds. Boasting 1216 sq ft of space sitting on . 48 acre, this residence is ready to transform into your dream home. Upon entering, the mudroom offers you room for a full-size washer and dryer. The spacious living room features large windows that flood the space with natural light. The kitchen, though in need of renovation, offers ample counter space and the potential for stainless steel appliances, creating a culinary haven. The master suite, complete with a walk-in closet and ensuite bath, awaits your personal touch. The roomy backyard provides ample

Key facts

• Ample counter space
• Roomy backyard
• Walk-in closet

Tags

• MUDROOM
• AMPLE COUNTER SPACE
• WALK-IN CLOSET
• ENSUITE BATH
• ROOMY BACKYARD

Property features AI

Finance

• Other: Inside city limits; Paved public road access; Lot is approximately 100 x 209 (city lot)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; High-speed internet available
• Home design: Single-family residence (manufactured/mobile); Ranch floor plan; West-facing
• Construction: Board & batten siding; Metal roof; Approximate living area 1,216 (above grade)
• Exterior features: Deck; Metal partial fencing; Property listed as fixer

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Living/dining combo; Crawl space basement
• Laundry & utility: Main-level laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#937 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Miami R-I (rural): math 35% / reading 45% proficiency, ranked #306 of 535 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Bates County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($194 loan paydown + $840 appreciation (3.0% local appreciation)).
• Bates County population projected at -22% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Recommended offer $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.87% ✓
• Cap rate: 34.71%
• Cash-on-cash: 101.48%
• DSCR: 5.52
• GRM: 2.2

CMA / ARV

• ARV (median comp): $142,847
• List price: $28,000
• Delta: -80.40%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8689 NW State Route Y Rural Route	0.50mi	3/2.0	1,280 (+5%)	14mo	$210,000	$164	56

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: —
• Equity multiple: 6.82×
• Total profit: $45,616
• Equity at exit: $12,590

10-year hold

• IRR: —
• Equity multiple: 14.17×
• Total profit: $103,236
• Equity at exit: $19,403

Cash invested: $7,840 (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 64723

• Active inventory: 4
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $663

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 34%

Sensitivity live

Price	-10% $682	-5% $673	+0% $663	+5% $653	+10% $644
Rent	-10% $577	-5% $620	+0% $663	+5% $706	+10% $749
Rate	-1.0pp $677	-0.5pp $670	base $663	+0.5pp $656	+1.0pp $648

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $28,000 Active 41 DOM
2. 2026-06-17
   days on market $28,000 Active 40 DOM
3. 2026-06-16
   days on market $28,000 Active 39 DOM
4. 2026-06-15
   days on market $28,000 Active 38 DOM
5. 2026-06-13
   days on market $28,000 Active 36 DOM
6. 2026-06-12
   pricedays on market $28,000 Active 35 DOM
7. 2026-06-09
   days on market $30,000 Active 32 DOM
8. 2026-06-08
   days on market $30,000 Active 31 DOM
9. 2026-06-07
   days on market $30,000 Active 30 DOM
10. 2026-06-05
    days on market $30,000 Active 28 DOM
11. 2026-06-04
    days on market $30,000 Active 26 DOM
12. 2026-06-02
    days on market $30,000 Active 25 DOM
13. 2026-06-01
    days on market $30,000 Active 24 DOM
14. 2026-05-31
    days on market $30,000 Active 23 DOM
15. 2026-05-08
    listed $30,000 Active 958-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,010
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$815
• Taxable income: $7,985
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,039/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovation, including structural repairs and a complete interior and exterior overhaul. The property has significant potential for value increase with a thorough renovation.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Debris — Obstructs use and safety

Value-add opportunities

• Both Complete renovation of kitchen and bathrooms — Creates move-in ready spaces
• Both Re-roofing — Improves curb appeal and structural integrity
• Both Exterior siding and painting — Enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Debris · Obstructs use and safety	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Complete renovation of kitchen and bathrooms — Creates move-in ready spaces ↑
• Both Re-roofing — Improves curb appeal and structural integrity ↑
• Both Exterior siding and painting — Enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Miami R-I
• NCES district ID: 2920820
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $45,133
• Composite: 36.44/100
• National rank: #9339
• State rank: #306 of 535 in MO

Livability — Amsterdam

• Score: 48/100
• State rank: #937
• US rank: #26071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amsterdam, MO
• Population (ZIP): 516

Population outlook (Bates County) Hauer SSP2

• Today (2025): 15,295 people
• By 2030: 14,644 · -4.3%
• By 2040: 13,282 · -13.2%
• By 2050: 11,944 · -21.9%
• By 2075: 9,442 · -38.3%
• By 2100: 7,372 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 7% Iranian 3% Portuguese 2%

Political lean MEDSL · Bates

• 2024 margin: Solid R (+61.6) · D 18.7% · R 80.4%
• 2008→2024 swing: -42.8pp toward R · 2008: -18.9pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+58.5 2016: R+54.6 2012: R+31.7 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.7% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $28,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $30,000 Heartland MLS as Distributed by MLS Grid