1012 Magnolia St W · Excelsior Springs, MO 64024

$167,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 91 Days on market

Built 1958 6,098 sqft lot $139/sqft · 31% above area Est $225k · 26% under

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and renovators! This 3-bedroom, 2-bathroom home is a prime opportunity just waiting for your vision and expertise to bring it back to life. This raised ranch offers a functional layout with all bedrooms on the main floor plus a massive basement that serves as the perfect flex space for a future game room, gym, or extra storage, alongside a convenient one-car attached garage. Complete with a backyard that offers a blank canvas for your outdoor design, this true "investor special" is packed with potential and ready to be transformed.

Key facts

• Massive basement
• Flex space
• Backyard

Tags

• RAISED RANCH
• FUNCTIONAL LAYOUT
• MASSIVE BASEMENT
• FLEX SPACE
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (8.9% below list).
• Recommended offer: $152k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.6% in Excelsior Springs — 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,970 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $224,532
• List price: $167,000
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Hickory St	0.08mi	3/1.0	1,100 (-8%)	1mo	$175,000	$159	82
232 Old Orchard St	0.18mi	2/1.0 (-1)	1,238 (+3%)	0mo	$219,900	$178	81
1 Vine St	0.25mi	3/1.0	1,108 (-8%)	0mo	$155,000	$140	75
936 St Paul Ave	0.33mi	3/2.0	1,233 (+3%)	4mo	$175,000	$142	72
899 Williams St	0.38mi	3/2.0	1,246 (+4%)	3mo	$199,900	$160	69
411 Holtz St	0.29mi	3/1.0	1,092 (-9%)	5mo	$149,900	$137	68
124 Wildwood St	0.31mi	3/3.0	1,288 (+7%)	3mo	$178,000	$138	63
602 Saint Louis Ave	0.39mi	2/1.0 (-1)	1,109 (-8%)	4mo	$182,500	$165	61
712 St Louis Ave	0.47mi	2/1.0 (-1)	1,120 (-7%)	2mo	$109,900	$98	60
902 Ley Cir	0.52mi	3/1.5	1,300 (+8%)	2mo	$215,000	$165	58
934 Williams St	0.39mi	3/2.0	1,344 (+12%)	4mo	$150,000	$112	54
118 Vaughn St	0.72mi	4/2.0 (+1)	1,080 (-10%)	3mo	$170,000	$157	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-20,144
• Equity at exit: $24,900

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-8,675
• Equity at exit: $14,439

Cash invested: $46,760 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$876
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $109

Break-even live

Break-even rent $1,383

Max offer price $167,000

Occupancy floor 88%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	1d	1	0.13mi
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	43d	1	0.18mi
139 S Maple St Excelsior Springs, MO	3.0	2.0	1490	$1,650	$1.11	1d	1	0.21mi
1406 Magnolia W Excelsior Springs, MO	2.0	1.0	750	$895	$1.19	21d	2	0.29mi
701 Tiger Dr Excelsior Springs, MO	2.0	1.5	800	$1,250	$1.56	1d	1	0.72mi

Listing history 29 events

1. 2026-06-18
   days on market $167,000 Active 91 DOM
2. 2026-06-17
   days on market $167,000 Active 90 DOM
3. 2026-06-16
   days on market $167,000 Active 89 DOM
4. 2026-06-15
   days on market $167,000 Active 88 DOM
5. 2026-06-13
   days on market $167,000 Active 86 DOM
6. 2026-06-13
   days on market $167,000 Active 85 DOM
7. 2026-06-09
   days on market $167,000 Active 82 DOM
8. 2026-06-08
   days on market $167,000 Active 81 DOM
9. 2026-06-07
   days on market $167,000 Active 80 DOM
10. 2026-06-03
    days on market $167,000 Active 76 DOM
11. 2026-06-02
    days on market $167,000 Active 75 DOM
12. 2026-06-01
    days on market $167,000 Active 74 DOM
13. 2026-05-31
    days on market $167,000 Active 73 DOM
14. 2026-05-18
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Calling all investors and renovators! This 3-bedroom, 2-bathroom home is a prime opportunity just waiting for your vision and expertise to bring it back to life. This raised ranch offers a functional layout with all bedrooms on the main floor plus a massive basement that serves as the perfect flex space for a future game room, gym, or extra storage, alongside a convenient one-car attached garage. Complete with a backyard that offers a blank canvas for your outdoor design, this true "investor special" is packed with potential and ready to be transformed.

15. 2026-04-10
    price $167,000 569-char remark

    Show marketing remark (569 chars)

    Calling all investors and renovators! This 3-bedroom, 2-bathroom home is a prime opportunity just waiting for your vision and expertise to bring it back to life. This raised ranch offers a functional layout with all bedrooms on the main floor plus a massive basement that serves as the perfect flex space for a future game room, gym, or extra storage, alongside a convenient one-car attached garage. Complete with a backyard that offers a blank canvas for your outdoor design, this true "investor special" is packed with potential and ready to be transformed.

16. 2026-03-11
    listed $170,000 Active 569-char remark

    Show marketing remark (569 chars)

    Calling all investors and renovators! This 3-bedroom, 2-bathroom home is a prime opportunity just waiting for your vision and expertise to bring it back to life. This raised ranch offers a functional layout with all bedrooms on the main floor plus a massive basement that serves as the perfect flex space for a future game room, gym, or extra storage, alongside a convenient one-car attached garage. Complete with a backyard that offers a blank canvas for your outdoor design, this true "investor special" is packed with potential and ready to be transformed.

17. 2025-12-19
    historical $1,700
18. 2025-12-16
    price $1,700
19. 2025-12-07
    price $1,780
20. 2025-12-05
    listed $1,890
21. 2018-05-29
    soldstatus
22. 2017-08-17
    soldstatus
23. 2017-08-11
    soldstatus Sold 346-char remark

    Show marketing remark (346 chars)

    True ranch with finished walkout basement. Lots of space for the money. Basement has 2nd kitchen, family room, bath and possible 4th bedroom. Covered front deck and covered back patio. 1 year old furnace, A/C and water heater. Attached garage with opener. Pretty wood floors in main floor bedrooms. Vinyl clad thermal windows, attic fan and more.

24. 2017-08-08
    status Pending 346-char remark

    Show marketing remark (346 chars)

    True ranch with finished walkout basement. Lots of space for the money. Basement has 2nd kitchen, family room, bath and possible 4th bedroom. Covered front deck and covered back patio. 1 year old furnace, A/C and water heater. Attached garage with opener. Pretty wood floors in main floor bedrooms. Vinyl clad thermal windows, attic fan and more.

25. 2017-07-10
    historical Contingent - Accepting Backup Offers 346-char remark

    Show marketing remark (346 chars)

    True ranch with finished walkout basement. Lots of space for the money. Basement has 2nd kitchen, family room, bath and possible 4th bedroom. Covered front deck and covered back patio. 1 year old furnace, A/C and water heater. Attached garage with opener. Pretty wood floors in main floor bedrooms. Vinyl clad thermal windows, attic fan and more.

26. 2017-07-06
    listed $119,500 Active 346-char remark

    Show marketing remark (346 chars)

    True ranch with finished walkout basement. Lots of space for the money. Basement has 2nd kitchen, family room, bath and possible 4th bedroom. Covered front deck and covered back patio. 1 year old furnace, A/C and water heater. Attached garage with opener. Pretty wood floors in main floor bedrooms. Vinyl clad thermal windows, attic fan and more.

27. 1999-03-26
    soldstatus
28. 1999-03-26
    soldstatus
29. 1998-07-06
    listed $67,900

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,251
• − Mortgage interest: −$9,355
• − Property taxes: −$1,768
• − Insurance: −$835
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,858
• Taxable loss: −$1,485
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,662/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• Metro: Kansas City, MO-KS
• 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

+145.9% since first listed

16 events — show timeline

• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $167,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Rental Removed $1,700 RENTLY
• 2025-12-16 Price Changed $1,700 RENTLY
• 2025-12-07 Price Changed $1,780 RENTLY
• 2025-12-05 Listed for Rent $1,890 RENTLY
• 2018-05-29 Sold (Public Records) — Public Records
• 2017-08-17 Sold (Public Records) — Public Records
• 2017-08-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-07-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-07-06 Listed $119,500 Heartland MLS as Distributed by MLS Grid
• 1999-03-26 Sold (Public Records) — Public Records
• 1999-03-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-07-06 Listed $67,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,768 · +13.6% YoY. Source: county tax records.