706 N Broadway St · Princeton, MO 64673

$44,900

3 bd · 1.0 ba · 1,128 sqft · Other public records · 67 Days on market

Built 1951 0.27 ac lot $40/sqft · 57% below area

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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 +5.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, recently remodeled home situated on a spacious 0.27-acre lot in Princeton! This 3-bedroom, 1-bath home features a converted garage that serves as a third bedroom, offering flexible living space for guests, an office, or hobbies. Inside, you’ll find a large living room, a kitchen, and a convenient laundry area just off the kitchen for everyday ease. Built approximately 75 years ago, this home blends character with recent updates, while still offering an opportunity for buyers to add their own finishing touches. Most remaining improvements are cosmetic, making this a great option for those looking to build equity. Step outside to enjoy the covered back porch overlooking a yard filled with mature trees, providing shade and privacy. The property also includes a storage shed and a dog house, adding extra functionality to the outdoor space. Affordable, functional, and full of potential—this is a great opportunity to own a solid home with room to make it your own!

Key facts

• Laundry area
• Converted garage
• Spacious lot

Tags

• REMODELED HOME
• SPACIOUS LOT
• CONVERTED GARAGE
• LARGE LIVING ROOM
• LAUNDRY AREA
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#355 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, amenities F, commute F.
• Princeton R-V (rural): math 50% / reading 45% proficiency, ranked #158 of 535 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $573 of equity ($310 loan paydown + $263 appreciation (0.6% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.33% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.92%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $103,848
• List price: $44,900
• Delta: -56.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 3.75×
• Total profit: $34,583
• Equity at exit: $14,368

10-year hold

• IRR: 56.0%
• Equity multiple: 7.53×
• Total profit: $82,066
• Equity at exit: $18,372

Cash invested: $12,572 (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 64673

• Home prices YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $544

Break-even live

Break-even rent $360

Max offer price $44,900

Occupancy floor 43%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $44,900 Pending 67 DOM
2. 2026-06-09
   days on market $44,900 Active 66 DOM
3. 2026-06-08
   days on market $44,900 Active 65 DOM
4. 2026-06-07
   days on market $44,900 Active 64 DOM
5. 2026-06-05
   days on market $44,900 Active 62 DOM
6. 2026-06-04
   days on market $44,900 Active 60 DOM
7. 2026-06-02
   days on market $44,900 Active 59 DOM
8. 2026-06-01
   days on market $44,900 Active 58 DOM
9. 2026-05-31
   days on market $44,900 Active 57 DOM
10. 2026-04-04
    listed $44,900 Active 993-char remark

    Show marketing remark (993 chars)

    Charming, recently remodeled home situated on a spacious 0.27-acre lot in Princeton! This 3-bedroom, 1-bath home features a converted garage that serves as a third bedroom, offering flexible living space for guests, an office, or hobbies. Inside, you’ll find a large living room, a kitchen, and a convenient laundry area just off the kitchen for everyday ease. Built approximately 75 years ago, this home blends character with recent updates, while still offering an opportunity for buyers to add their own finishing touches. Most remaining improvements are cosmetic, making this a great option for those looking to build equity. Step outside to enjoy the covered back porch overlooking a yard filled with mature trees, providing shade and privacy. The property also includes a storage shed and a dog house, adding extra functionality to the outdoor space. Affordable, functional, and full of potential—this is a great opportunity to own a solid home with room to make it your own!

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$75/yr (+$6/mo · 20.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $12,580
• − Mortgage interest: −$2,515
• − Property taxes: −$361
• − Insurance: −$224
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,306
• Taxable income: $6,161
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,049/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: Princeton R-V
• NCES district ID: 2925590
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $42,232
• Composite: 42.1/100
• National rank: #7042
• State rank: #158 of 535 in MO

Livability — Princeton

• Score: 63/100
• State rank: #355
• US rank: #15724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, MO
• Population (ZIP): 2,492

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 3,512 people
• By 2030: 3,383 · -3.7%
• By 2040: 3,134 · -10.8%
• By 2050: 2,894 · -17.6%
• By 2075: 2,397 · -31.7%
• By 2100: 1,787 · -49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -35.9pp toward R · 2008: -37.2pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+74.1 2016: R+73.0 2012: R+54.5 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 174.6594
• 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

1 event — show timeline

• 2026-04-04 Listed $44,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2024): $361 · +4.2% YoY. Source: county tax records.