700 Parry St · Lamar, MO 64759

$117,500

3 bd · 1.0 ba · 1,384 sqft · Other public records · 17 Days on market

Built 1940 10,018 sqft lot $85/sqft · 10% below area Est $164k · 29% 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 +6.9/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

Key facts

• Covered carport
• Bonus room
• Big kitchen

Tags

• CORNER LOT
• BIG KITCHEN
• BONUS ROOM
• COVERED CARPORT
• 2 SHEDS

Property features AI

Exterior

• Parking: 1-car attached carport; Has carport
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Built with crawl space
• Exterior features: Covered porch; Storage; Corner lot

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fans (cooling); Window air conditioning units; Has heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $68k (42.6% below list).
• Recommended offer: $68k (42.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#284 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Lamar R-I (town): math 37% / reading 37% proficiency, ranked #196 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lamar Elem. (math 40% / reading 35%, grade F, #607 of 1,115 statewide, top 55%, 268 students, 54% FRL); Lamar Middle (math 39% / reading 37%, grade F, #211 of 391 statewide, top 55%, 266 students, 53% FRL).
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Barton 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 17 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,500 (42.6% 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 1940 — 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 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?
5. 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?
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: 0.57% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 14.5

CMA / ARV

• ARV (median comp): $164,360
• List price: $117,500
• Delta: -23.34%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.4%
• Equity multiple: 0.08×
• Total profit: $-30,283
• Equity at exit: $17,520

10-year hold

• IRR: -25.8%
• Equity multiple: -0.25×
• Total profit: $-40,994
• Equity at exit: $10,159

Cash invested: $32,900 (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 64759

• Home prices YoY: -10.4%
• Active inventory: 65
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $-176

Break-even live

Break-even rent $897

Max offer price $86,464

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-142	+0% $-176	+5% $-209	+10% $-242
Rent	-10% $-229	-5% $-202	+0% $-176	+5% $-149	+10% $-122
Rate	-1.0pp $-117	-0.5pp $-146	base $-176	+0.5pp $-206	+1.0pp $-237

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 E 19th St Unit C-2 Lamar, MO	2.0	1.0	946	$675	$0.71	22d	1	0.94mi

Listing history 22 events

1. 2026-06-21
   pricedays on market $117,500 Active 17 DOM
2. 2026-06-18
   days on market $122,500 Active 15 DOM
3. 2026-06-17
   days on market $122,500 Active 14 DOM
4. 2026-06-16
   days on market $122,500 Active 13 DOM
5. 2026-06-15
   days on market $122,500 Active 12 DOM
6. 2026-06-13
   days on market $122,500 Active 10 DOM
7. 2026-06-12
   days on market $122,500 Active 9 DOM
8. 2026-06-09
   days on market $122,500 Active 6 DOM
9. 2026-06-08
   days on market $122,500 Active 5 DOM
10. 2026-06-07
    pricedays on market $122,500 Active 4 DOM
11. 2026-06-07
    days on market $125,000 Active 3 DOM
12. 2026-06-04
    remarks 464-char remark
13. 2026-06-04
    pricestatusdays on marketlisting id $125,000 Active 1 DOM
14. 2026-03-28
    price $126,000
15. 2026-03-12
    price $127,000
16. 2026-02-26
    price $132,500
17. 2026-02-18
    price $135,000
18. 2023-01-20
    soldstatus Closed 333-char remark

    Show marketing remark (333 chars)

    Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

19. 2023-01-20
    soldstatus $87,200

    Show marketing remark (333 chars)

    Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

20. 2023-01-20
    soldstatus

    Show marketing remark (333 chars)

    Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

21. 2022-11-14
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

22. 2022-11-10
    listed $85,000 Active 333-char remark

    Show marketing remark (333 chars)

    Looking for an affordable home, this is it! Vinyl siding and thermal windows. New soffit around most of the house in Sept, 2022. Freshly painted outside. Includes 3 bedrooms and a small office, 2 baths and a nice spacious newer kitchen. Hardwood floors under carpet This home qualifies for government loans so will no last long!!!

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$614/yr (+$51/mo · 116.9%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $8,100
• − Mortgage interest: −$6,582
• − Property taxes: −$526
• − Insurance: −$588
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$3,418
• Taxable loss: −$4,309
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $-1,074/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: Lamar R-I
• NCES district ID: 2917850
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $40,598
• Composite: 31.12/100
• National rank: #6066
• State rank: #196 of 324 in MO

Livability — Lamar

• Score: 65/100
• State rank: #284
• US rank: #13227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, MO
• Population (ZIP): 8,056

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0% · Canada, Guatemala
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.73%
• Current HPI: 160.9202
• 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

+38.2% since first listed

12 events — show timeline

• 2026-06-18 Price Changed $117,500 OGAR
• 2026-06-07 Price Changed $122,500 OGAR
• 2026-06-03 Listed $125,000 OGAR
• 2026-03-28 Price Changed $126,000 OGAR
• 2026-03-12 Price Changed $127,000 OGAR
• 2026-02-26 Price Changed $132,500 OGAR
• 2026-02-18 Price Changed $135,000 OGAR
• 2023-01-20 Sold (Public Records) — Public Records
• 2023-01-20 Sold (Public Records) $87,200 Public Records
• 2023-01-20 Sold (MLS) — OGAR
• 2022-11-14 Pending — OGAR
• 2022-11-10 Listed $85,000 OGAR

Property tax history

+1.4%/yr

Latest (2025): $526 · +8.2% YoY. Source: county tax records.