207 N Myrtle St · Pierce City, MO 65723

$129,000

3 bd · 1.0 ba · 1,145 sqft · Other public records · 51 Days on market

Built 1920 7,841 sqft lot $113/sqft · 5% above area Est $166k · 22% under

---

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 +8.0/30.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Adorable, with loads of potential. Lots of space. 3 bedroom 2 bath home. Lean 2 shed that can be parked in, 1 car detached garage. Come make this home back into the dream home it could be!

Key facts

• 7,841 sq ft lot
• Built 1920
• Listed 51 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Above-grade finished area of 1,553
• Exterior features: Covered patio/porch; Shed(s) and outbuilding

Interior

• Kitchen: Electric oven; Free-standing electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Electric heating; Electric oven; Free-standing electric oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (38.0% below list).
• Recommended offer: $80k (38.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#291 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Pierce City R-VI (rural): math 28% / reading 45% proficiency, ranked #202 of 324 in MO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pierce City Middle (math 37% / reading 42%, grade F, #189 of 391 statewide, top 51%, 131 students, 49% FRL); Pierce City High (math 15% / reading 64%, grade F, #244 of 521 statewide, top 47%, 202 students, 33% FRL).
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($892 loan paydown + $5k appreciation (3.6% local appreciation)).
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) 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.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000 (38.0% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 13.4

CMA / ARV

• ARV (median comp): $165,919
• List price: $129,000
• Delta: -22.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.32×
• Total profit: $11,461
• Equity at exit: $62,742

10-year hold

• IRR: 8.1%
• Equity multiple: 2.31×
• Total profit: $47,232
• Equity at exit: $100,551

Cash invested: $36,120 (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 65723

• Home prices YoY: 1.6%
• Active inventory: 32
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-133

Break-even live

Break-even rent $968

Max offer price $105,516

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-96	+0% $-133	+5% $-169	+10% $-206
Rent	-10% $-196	-5% $-165	+0% $-133	+5% $-101	+10% $-70
Rate	-1.0pp $-68	-0.5pp $-100	base $-133	+0.5pp $-166	+1.0pp $-200

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 N Walnut St Apt 12 Pierce City, MO	2.0	1.5	1000	$800	$0.80	21d	1	0.79mi

Listing history 19 events

1. 2026-06-21
   days on market $129,000 Active 51 DOM
2. 2026-06-18
   days on market $129,000 Active 49 DOM
3. 2026-06-17
   days on market $129,000 Active 48 DOM
4. 2026-06-16
   days on market $129,000 Active 47 DOM
5. 2026-06-15
   days on market $129,000 Active 46 DOM
6. 2026-06-13
   days on market $129,000 Active 44 DOM
7. 2026-06-12
   days on market $129,000 Active 43 DOM
8. 2026-06-09
   days on market $129,000 Active 40 DOM
9. 2026-06-08
   days on market $129,000 Active 39 DOM
10. 2026-06-07
    days on market $129,000 Active 38 DOM
11. 2026-06-07
    days on market $129,000 Active 37 DOM
12. 2026-06-04
    days on market $129,000 Active 34 DOM
13. 2026-06-02
    days on market $129,000 Active 33 DOM
14. 2026-06-01
    days on market $129,000 Active 32 DOM
15. 2026-05-31
    days on market $129,000 Active 31 DOM
16. 2026-04-30
    listed $139,000 Active 230-char remark
17. 2019-12-02
    soldstatus 188-char remark

    Show marketing remark (188 chars)

    Adorable, with loads of potential. Lots of space. 3 bedroom 2 bath home. Lean 2 shed that can be parked in, 1 car detached garage. Come make this home back into the dream home it could be!

18. 2019-12-02
    soldstatus

    Show marketing remark (188 chars)

    Adorable, with loads of potential. Lots of space. 3 bedroom 2 bath home. Lean 2 shed that can be parked in, 1 car detached garage. Come make this home back into the dream home it could be!

19. 2019-09-27
    listed $38,900 188-char remark

    Show marketing remark (188 chars)

    Adorable, with loads of potential. Lots of space. 3 bedroom 2 bath home. Lean 2 shed that can be parked in, 1 car detached garage. Come make this home back into the dream home it could be!

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$835/yr (+$70/mo · 200.5%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$7,226
• − Property taxes: −$416
• − Insurance: −$645
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$3,753
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $-641/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: Pierce City R-VI
• NCES district ID: 2925110
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,822
• Composite: 30.55/100
• National rank: #6207
• State rank: #202 of 324 in MO

Livability — Pierce City

• Score: 65/100
• State rank: #291
• US rank: #13503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pierce City, MO
• Population (ZIP): 3,093

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Portuguese 2% Romanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 90% English-only · Tagalog/Filipino 5% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 228.4884
• 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

+231.6% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $129,000 SOMO
• 2026-04-30 Listed $139,000 SOMO
• 2019-12-02 Sold (Public Records) — Public Records
• 2019-12-02 Sold (MLS) — SOMO
• 2019-09-27 Listed $38,900 SOMO

Property tax history

+3.1%/yr

Latest (2025): $416 · +12.6% YoY. Source: county tax records.