506 S Olive St · Holden, MO 64040

$59,900

3 bd · 1.0 ba · 936 sqft · Other public records · 44 Days on market

Built 1920 10,368 sqft lot $64/sqft · 44% below area Est $108k · 44% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bed 1 bath house is the perfect starter home or INVESTMENT opportunity to start in the rental business. It is currently a rental income property. The home is being sold in its present condition. This seller has a total of 4 homes to sell, each are on the MLS. Would prefer to sell as package deal for all 4 but is listing them individually. Please feel free to contact listing agent for more information

Key facts

• Out building
• Fenced back yard
• Large front porch

Tags

• FENCED BACK YARD
• LARGE FRONT PORCH
• SINGLE DETACHED GARAGE
• OUT BUILDING

Property features AI

Finance

• Other: Living area reported as 936 (source: public records); Lot size reported as 10,368 square feet (source: public records); Road maintained by public maintenance; Noted flood plain status: Unknown; Directions: South from the intersection of 58 and 131 on 131 to 6th Street, turn right (west) to street-side parking.
• HOA & community: No association fees

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow/Ranch floor plan; Faces east
• Construction: Frame construction with lap siding; Composition roof; Approximately 101+ years old
• Exterior features: Metal and wood fencing; Paved public access road; City corner lot; Outbuilding on property

Interior

• Kitchen: Includes standard kitchen layout
• Bedrooms: 3 bedrooms, all on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry located in the bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.9% in Holden — 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 69/100 on livability (#167 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Holden R-III (rural): math 33% / reading 41% proficiency, ranked #176 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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. 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: 1.66% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.77%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $107,616
• List price: $59,900
• Delta: -44.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 4.52×
• Total profit: $59,117
• Equity at exit: $53,963

10-year hold

• IRR: 40.7%
• Equity multiple: 10.14×
• Total profit: $153,223
• Equity at exit: $116,373

Cash invested: $16,772 (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 64040

• Home prices YoY: 6.2%
• Active inventory: 75
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $416

Break-even live

Break-even rent $469

Max offer price $59,900

Occupancy floor 53%

Sensitivity live

Price	-10% $450	-5% $433	+0% $416	+5% $399	+10% $382
Rent	-10% $337	-5% $377	+0% $416	+5% $456	+10% $495
Rate	-1.0pp $446	-0.5pp $431	base $416	+0.5pp $401	+1.0pp $385

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $59,900 Active 44 DOM
2. 2026-06-18
   days on market $59,900 Active 42 DOM
3. 2026-06-17
   days on market $59,900 Active 41 DOM
4. 2026-06-16
   days on market $59,900 Active 40 DOM
5. 2026-06-15
   days on market $59,900 Active 39 DOM
6. 2026-06-13
   days on market $59,900 Active 37 DOM
7. 2026-06-12
   days on market $59,900 Active 36 DOM
8. 2026-06-09
   days on market $59,900 Active 33 DOM
9. 2026-06-08
   days on market $59,900 Active 32 DOM
10. 2026-06-07
    days on market $59,900 Active 31 DOM
11. 2026-06-05
    days on market $59,900 Active 29 DOM
12. 2026-06-04
    days on market $59,900 Active 27 DOM
13. 2026-06-02
    days on market $59,900 Active 26 DOM
14. 2026-06-01
    days on market $59,900 Active 25 DOM
15. 2026-05-31
    days on market $59,900 Active 24 DOM
16. 2026-05-07
    listed $64,900 Active 341-char remark
17. 2022-10-21
    historical
18. 2022-07-21
    listed $70,000 Active
19. 2020-12-28
    soldstatus
20. 2020-12-23
    soldstatus Closed

    Show marketing remark (410 chars)

    This 3 bed 1 bath house is the perfect starter home or INVESTMENT opportunity to start in the rental business. It is currently a rental income property. The home is being sold in its present condition. This seller has a total of 4 homes to sell, each are on the MLS. Would prefer to sell as package deal for all 4 but is listing them individually. Please feel free to contact listing agent for more information

21. 2020-12-05
    status Pending

    Show marketing remark (410 chars)

    This 3 bed 1 bath house is the perfect starter home or INVESTMENT opportunity to start in the rental business. It is currently a rental income property. The home is being sold in its present condition. This seller has a total of 4 homes to sell, each are on the MLS. Would prefer to sell as package deal for all 4 but is listing them individually. Please feel free to contact listing agent for more information

22. 2020-11-24
    listed $42,900 Active

    Show marketing remark (410 chars)

    This 3 bed 1 bath house is the perfect starter home or INVESTMENT opportunity to start in the rental business. It is currently a rental income property. The home is being sold in its present condition. This seller has a total of 4 homes to sell, each are on the MLS. Would prefer to sell as package deal for all 4 but is listing them individually. Please feel free to contact listing agent for more information

23. 2014-10-30
    soldstatus
24. 2011-08-01
    soldstatus
25. 2010-03-01
    soldstatus
26. 2008-02-01
    soldstatus
27. 2005-12-01
    soldstatus
28. 2001-07-01
    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: $381 · $32/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$200/yr (+$17/mo · 52.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,954
• − Mortgage interest: −$3,355
• − Property taxes: −$381
• − Insurance: −$300
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,743
• Taxable income: $4,263
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $3,971/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: Holden R-III
• NCES district ID: 2914490
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $53,033
• Composite: 32.27/100
• National rank: #5759
• State rank: #176 of 324 in MO

Livability — Holden

• Score: 69/100
• State rank: #167
• US rank: #8986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holden, MO
• City population: 5,968
• Population (ZIP): 5,968

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Iranian 6% Italian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.92%
• Current HPI: 342.75
• 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

+39.6% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $59,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2022-10-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-07-21 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-28 Sold (Public Records) — Public Records
• 2020-12-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-11-24 Listed $42,900 Heartland MLS as Distributed by MLS Grid
• 2014-10-30 Sold (Public Records) — Public Records
• 2011-08-01 Sold (Public Records) — Public Records
• 2010-03-01 Sold (Public Records) — Public Records
• 2008-02-01 Sold (Public Records) — Public Records
• 2005-12-01 Sold (Public Records) — Public Records
• 2001-07-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $381 · +7.8% YoY. Source: county tax records.