117 E Russell St · Goodman, MO 64843

$157,900

3 bd · 1.5 ba · 948 sqft · Other public records · 237 Days on market

Built 1964 0.33 ac lot

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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).

• Cash flow +11.3/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (30.9% below list).
• Recommended offer: $109k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#325 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goodman Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 255 students, 76% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL).
• Market conditions: 43 active listings in the ZIP; 20 units permitted in McDonald County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.7% local appreciation)).
• McDonald County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,085 (30.9% 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 237 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.10×
• Total profit: $48,464
• Equity at exit: $106,413

10-year hold

• IRR: 15.6%
• Equity multiple: 4.25×
• Total profit: $143,841
• Equity at exit: $199,470

Cash invested: $44,212 (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 64843

• Home prices YoY: 3.3%
• Active inventory: 43
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-59

Break-even live

Break-even rent $1,166

Max offer price $147,476

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-14	+0% $-59	+5% $-284	+10% $-339
Rent	-10% $-145	-5% $-102	+0% $-59	+5% $-16	+10% $27
Rate	-1.0pp $21	-0.5pp $-19	base $-59	+0.5pp $-100	+1.0pp $-142

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-04-23
   status Pending

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

2. 2026-04-23
   status Pending 209-char remark

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

3. 2026-01-10
   status Active

   Show marketing remark (211 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

4. 2026-01-10
   status Active 209-char remark

   Show marketing remark (211 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

5. 2026-01-10
   status Active 211-char remark

   Show marketing remark (211 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

6. 2025-12-27
   status Pending 211-char remark

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

7. 2025-12-27
   status Pending

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

8. 2025-12-27
   status Pending 209-char remark

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

9. 2025-11-18
   price $157,900 211-char remark

   Show marketing remark (209 chars)

   Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

10. 2025-11-18
    price $157,900

    Show marketing remark (209 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

11. 2025-11-18
    price $157,900 209-char remark

    Show marketing remark (209 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A Brand new HVAC system has just been installed!

12. 2025-10-07
    price $159,900

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

13. 2025-10-07
    price $159,900 209-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

14. 2025-10-07
    price $159,900 211-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

15. 2025-08-27
    price $149,900

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

16. 2025-08-27
    price $149,900 209-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

17. 2025-08-27
    price $149,900 211-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

18. 2025-08-14
    listed $159,900 Active

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

19. 2025-08-14
    listed $159,900 Active 209-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

20. 2025-08-14
    listed $159,900 Active 211-char remark

    Show marketing remark (211 chars)

    Vintage 2 bedroom, 2 bath in downtown Goodman. The current owner has put new life into this property and now it's just waiting for you to come and make it home. A BRAND NEW HVAC system has just been installed.

21. 2025-03-06
    listed $165,000 Active
22. 2021-05-11
    soldstatus
23. 2021-05-11
    soldstatus
24. 2021-03-27
    listed $44,900
25. 2021-03-26
    listed $44,900

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$1,208/yr (+$101/mo · 373.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,090
• − Mortgage interest: −$8,845
• − Property taxes: −$323
• − Insurance: −$790
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$4,593
• Taxable loss: −$3,555
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $145/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Goodman

• Score: 64/100
• State rank: #325
• US rank: #14850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodman, MO
• Population (ZIP): 3,193

Population outlook (McDonald County) Hauer SSP2

• Today (2025): 21,753 people
• By 2030: 21,154 · -2.8%
• By 2040: 19,946 · -8.3%
• By 2050: 18,666 · -14.2%
• By 2075: 16,201 · -25.5%
• By 2100: 14,550 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 8% Asian 3% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 12% · Canada, Philippines, South Korea
• Languages at home: 82% English-only · Spanish 12% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · McDonald

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -31.3pp toward R · 2008: -37.4pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+66.6 2016: R+64.0 2012: R+48.3 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 211.4918
• 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

+251.7% since first listed

25 events — show timeline

• 2026-04-23 Pending — OGAR
• 2026-04-23 Pending — NWARMLS
• 2026-01-10 Relisted — OGAR
• 2026-01-10 Relisted — NWARMLS
• 2026-01-10 Relisted — SOMO
• 2025-12-27 Pending — SOMO
• 2025-12-27 Pending — OGAR
• 2025-12-27 Pending — NWARMLS
• 2025-11-18 Price Changed $157,900 SOMO
• 2025-11-18 Price Changed $157,900 OGAR
• 2025-11-18 Price Changed $157,900 NWARMLS
• 2025-10-07 Price Changed $159,900 OGAR
• 2025-10-07 Price Changed $159,900 NWARMLS
• 2025-10-07 Price Changed $159,900 SOMO
• 2025-08-27 Price Changed $149,900 OGAR
• 2025-08-27 Price Changed $149,900 NWARMLS
• 2025-08-27 Price Changed $149,900 SOMO
• 2025-08-14 Listed $159,900 SOMO
• 2025-08-14 Listed $159,900 NWARMLS
• 2025-08-14 Listed $159,900 OGAR
• 2025-03-06 Listed $165,000 SOMO
• 2021-05-11 Sold (MLS) — SOMO
• 2021-05-11 Sold (MLS) — OGAR
• 2021-03-27 Listed $44,900 SOMO
• 2021-03-26 Listed $44,900 OGAR

Property tax history

+2.9%/yr

Latest (2025): $323 · +8.3% YoY. Source: county tax records.