105 W 23rd St · Higginsville, MO 64037

$160,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 18 Days on market

Built 1960 7,000 sqft lot Est $216k · 26% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

You must see this newly updated home if you are wanting lots of space and light. The living room provides both. There are so may cabinets in the kitchen, including a built-in hutch and also a snack bar which accommodates barstools. The eat-in kitchen has ample space for a family sized table. Everyone wants a pantry and this house has it! The appliances are in good condition and stay with the house. The three larger than normal bedrooms on the main floor offer plenty of light and new ceiling fans. If the ceiling fans do not create enough breeze, turn on the attic fan. The bathroom has the convenience of an in-tub shower. The walk-out basement features a spacious family room, a non-conforming

Key facts

• Snack bar
• Pantry
• Attic fan

Tags

• BUILT-IN HUTCH
• SNACK BAR
• EAT-IN KITCHEN
• PANTRY
• ATTIC FAN
• IN-TUB SHOWER

Property features AI

Finance

• Other: Living area reported as 1,706 total; Above-grade finished area 948 (assessor); below-grade finished area 758 (agent)
• HOA & community: No association fees

Exterior

• Parking: Garage (1 car) with garage facing the rear; Basement access noted
• Utilities: Public water; Public sewer
• Home design: Single-family attached residence; Ranch floor plan; Above-grade finished area and finished lower-level living space
• Construction: Metal siding; Composition roof; Home age: approximately 51–75 years
• Exterior features: City lot (approx. 50' x 140'); Not in a flood plain

Interior

• Kitchen: Spacious kitchen (eat-in)
• Bedrooms: 4 bedrooms (three on the main level; one in the basement)
• Flooring: Luxury vinyl; Carpet in one basement bedroom
• Bathrooms: 2 full bathrooms (one on the main level; one in the basement)
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Eat-in kitchen; Daylight, finished, full basement with walk-out access; 11 total rooms
• Laundry & utility: Laundry in basement with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (30.6% below list).
• Recommended offer: $111k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.1% in Higginsville — 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 70/100 on livability (#135 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, amenities F, commute F.
• Lafayette County C-1 (town): math 26% / reading 43% proficiency, ranked #221 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 457 students, 49% FRL); Lafayette Co. Middle (math 18% / reading 43%, grade F, #283 of 391 statewide, top 74%, 213 students, 51% FRL); Lafayette Co. High (math 42% / reading 52%, grade D-, #155 of 521 statewide, top 32%, 310 students, 41% FRL).
• Market conditions: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,018 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $216,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 W Broadway St	0.27mi	3/2.0	1,308 (-1%)	2mo	$245,000	$187	83
507 W 26th St	0.25mi	3/2.0	1,440 (+9%)	9mo	$140,000	$97	66
505 W 30th St	0.47mi	3/2.5	1,340 (+1%)	12mo	$209,000	$156	65
623 W 26th St	0.43mi	3/1.0	1,287 (-3%)	9mo	$62,500	$49	64
2118 Walnut St	0.15mi	2/1.0 (-1)	1,150 (-13%)	0mo	$169,900	$148	62
106 E 14th St	0.74mi	3/2.0	1,408 (+6%)	1mo	$184,900	$131	54
508 W 19th St	0.59mi	3/2.0	1,507 (+14%)	1mo	$245,000	$163	49
204 W Broadway St	0.24mi	2/1.0 (-1)	1,135 (-14%)	10mo	$147,000	$130	48
1508 Shelby St	0.59mi	3/2.0	1,182 (-11%)	8mo	$199,000	$168	48
513 W 19th St	0.59mi	3/2.0	1,128 (-15%)	7mo	$239,000	$212	42
726 W Broadway St	0.61mi	3/1.0	1,140 (-14%)	8mo	$210,000	$184	37
1407 E Main St	0.66mi	2/2.0 (-1)	1,133 (-15%)	10mo	$194,999	$172	31

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-33,063
• Equity at exit: $23,857

10-year hold

• IRR: -15.0%
• Equity multiple: 0.15×
• Total profit: $-38,134
• Equity at exit: $13,834

Cash invested: $44,800 (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 64037

• Home prices YoY: -16.2%
• Active inventory: 34
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-111

Break-even live

Break-even rent $1,251

Max offer price $140,360

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-66	+0% $-111	+5% $-156	+10% $-202
Rent	-10% $-199	-5% $-155	+0% $-111	+5% $-67	+10% $-23
Rate	-1.0pp $-31	-0.5pp $-70	base $-111	+0.5pp $-153	+1.0pp $-195

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 W 17th St Higginsville, MO	2.0	1.0	960	$900	$0.94	45d	1	0.51mi
1914 Willow St Higginsville, MO	3.0	2.0	1040	$1,420	$1.37	45d	1	0.82mi

Listing history 9 events

1. 2026-06-30
   listed $170,000 Active
2. 2026-05-22
   status Pending
3. 2026-05-21
   price $160,000
4. 2026-05-21
   status Active
5. 2026-04-30
   historical
6. 2026-04-30
   status Active
7. 2026-04-30
   price $165,000
8. 2026-03-27
   status Pending
9. 2000-11-06
   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: $990 · $82/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$562/yr (+$47/mo · 56.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 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: $13,322
• − Mortgage interest: −$8,962
• − Property taxes: −$990
• − Insurance: −$800
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$4,655
• Taxable loss: −$4,216
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $-322/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: Lafayette County C-1
• NCES district ID: 2914400
• Math proficiency: 26% ▼ -2.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $46,595
• Composite: 29.54/100
• National rank: #6493
• State rank: #221 of 324 in MO

Livability — Higginsville

• Score: 70/100
• State rank: #135
• US rank: #7795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Higginsville, MO
• City population: 6,325
• Population (ZIP): 6,325

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · German/W. Germanic 3% Spanish 3% Chinese 1%

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: ▼ -51.39%
• Current HPI: 265.7736
• 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

+3.0% since first listed

9 events — show timeline

• 2026-06-30 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2000-11-06 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $990 · +12.4% YoY. Source: county tax records.