117 N Boardman St · Pleasant Hill, MO 64080

$188,000

3 bd · 1.5 ba · 1,302 sqft · SingleFamily public records · 42 Days on market

Built 1957 4,700 sqft lot $144/sqft · 10% below area Est $210k · 10% 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 +19.8/30.0
• ARV discount +12.2/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

Key facts

• New back patio
• 4,700 sq ft lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• WALKING DISTANCE TO DOWNTOWN
• MAJOR UPDATES COMPLETED
• RECENTLY INSTALLED WINDOWS
• NEW BACK PATIO

Property features AI

Finance

• Other: Property is in a designated flood plain
• HOA & community: No association fees

Exterior

• Parking: Detached garage with rear-facing door and garage door opener; Off-street parking; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Lap siding exterior; Composition roof; Crawl space foundation; Home age: approximately 51–75 years
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Pantry; Ceramic tile in kitchen
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet in bedrooms and living areas; Ceramic tile in kitchen, bathrooms, and laundry
• Bathrooms: 1 full bath; 1 half bath; Secondary bathroom with shower-over-tub and ceramic tile
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fans throughout; Painted cabinets; Pantry; Walk-in closet(s); Eat-in kitchen
• Laundry & utility: Main-level laundry room with dryer hookup (electric); Built-in features in laundry room; Ceramic tile in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $174k (7.2% below list).
• Recommended offer: $174k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.2% in Pleasant Hill — 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 64/100 on livability (#301 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pleasant Hill R-III (town): math 37% / reading 51% proficiency, ranked #84 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 588 units permitted in Cass County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,500 (7.2% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $210,028
• List price: $188,000
• Delta: -10.49%
• 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
110 Campbell St	0.25mi	3/2.0	1,299 (-0%)	2mo	$100,000	$77	84
105 N Campbell St	0.20mi	3/2.0	1,300 (-0%)	6mo	$250,000	$192	84
224 Walnut St	0.24mi	3/2.0	1,349 (+4%)	1mo	$180,000	$133	80
414 N Randolph St	0.44mi	3/1.5	1,362 (+5%)	3mo	$256,900	$189	69
320 N Campbell St	0.28mi	2/1.0 (-1)	1,340 (+3%)	8mo	$99,000	$74	68
115 S Campbell St	0.23mi	3/2.0	1,200 (-8%)	11mo	$225,000	$188	65
712 Locust St	0.43mi	3/2.0	1,452 (+12%)	1mo	$264,900	$182	58
615 Cedar St	0.33mi	4/2.0 (+1)	1,431 (+10%)	11mo	$205,000	$143	52
207 Lexington Rd	0.74mi	3/1.0	1,392 (+7%)	6mo	$205,000	$147	47
1102 Broadway St	0.74mi	2/1.0 (-1)	1,408 (+8%)	1mo	$325,000	$231	44
219 N Mckissock St	0.48mi	2/1.0 (-1)	1,150 (-12%)	10mo	$195,000	$170	43
26400 E State Route 58 Hwy	0.65mi	2/2.0 (-1)	1,188 (-9%)	7mo	$275,000	$231	42

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-16,360
• Equity at exit: $28,031

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,745
• Equity at exit: $16,255

Cash invested: $52,640 (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 64080

• Home prices YoY: -30.2%
• Active inventory: 100
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $222

Break-even live

Break-even rent $1,463

Max offer price $188,000

Occupancy floor 82%

Sensitivity live

Price	-10% $329	-5% $276	+0% $222	+5% $169	+10% $116
Rent	-10% $85	-5% $153	+0% $222	+5% $291	+10% $360
Rate	-1.0pp $317	-0.5pp $270	base $222	+0.5pp $174	+1.0pp $124

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Pampas St Pleasant Hill, MO	3.0	2.5	1382	$1,745	$1.26	2d	1	1.18mi

Listing history 33 events

1. 2026-06-18
   days on market $188,000 Active 42 DOM
2. 2026-06-17
   days on market $188,000 Active 41 DOM
3. 2026-06-16
   days on market $188,000 Active 40 DOM
4. 2026-06-15
   days on market $188,000 Active 39 DOM
5. 2026-06-13
   days on market $188,000 Active 37 DOM
6. 2026-06-09
   days on market $188,000 Active 33 DOM
7. 2026-06-08
   days on market $188,000 Active 32 DOM
8. 2026-06-07
   days on market $188,000 Active 31 DOM
9. 2026-06-05
   days on market $188,000 Active 28 DOM
10. 2026-06-03
    days on market $188,000 Active 27 DOM
11. 2026-06-02
    days on market $188,000 Active 26 DOM
12. 2026-06-01
    days on market $188,000 Active 25 DOM
13. 2026-05-31
    days on market $188,000 Active 24 DOM
14. 2026-05-07
    listed $188,000 Active 583-char remark
15. 2024-06-07
    soldstatus Closed 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

16. 2024-04-17
    status Pending 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

17. 2024-04-13
    status Active 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

18. 2024-04-13
    price $179,900 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

19. 2024-02-26
    status Pending 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

20. 2024-01-04
    price $189,900 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

21. 2023-12-13
    price $195,000 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

22. 2023-11-02
    listed $205,000 Active 630-char remark

    Show marketing remark (630 chars)

    You'll love all this gorgeous home has to offer!! So much extra including new interior and exterior paint, brand new flooring throughout, all new windows, seven yr. old roof, six yr. old HVAC! Detached two car garage would make a perfect workshop area. You'll love all the charm in this cute home, this one is a must see for the price. Everything has been taken care of for you, all you have to do is bring your things! The home is within walking distance of the cutest historic downtown area with restaurants, boutiques, antique shops, coffee shop, winery, Katy Trail and more. Enjoy the front deck and drink your morning coffee!

23. 2023-10-14
    historical
24. 2023-10-02
    price $199,000
25. 2023-08-01
    status Active
26. 2023-07-31
    historical Active Under Contract
27. 2023-07-15
    listed $210,000 Active
28. 2022-12-31
    historical
29. 2022-11-16
    price $169,500
30. 2022-10-27
    status Active
31. 2022-08-12
    historical
32. 2022-07-14
    listed $175,000 Active
33. 2017-04-12
    soldstatus

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$721/yr (+$60/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$10,531
• − Property taxes: −$1,103
• − Insurance: −$940
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,469
• Taxable loss: −$453
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $2,778/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: Pleasant Hill R-III
• NCES district ID: 2925330
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $63,153
• Composite: 39.02/100
• National rank: #4065
• State rank: #84 of 324 in MO

Livability — Pleasant Hill

• Score: 64/100
• State rank: #301
• US rank: #13851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, MO
• Population (ZIP): 14,383

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.32%
• Current HPI: 199.1178
• 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

+7.4% since first listed

20 events — show timeline

• 2026-05-07 Listed $188,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-04-13 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2024-02-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-04 Price Changed $189,900 Heartland MLS as Distributed by MLS Grid
• 2023-12-13 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-02 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-02 Price Changed $199,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-07-31 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-07-15 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-11-16 Price Changed $169,500 Heartland MLS as Distributed by MLS Grid
• 2022-10-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-08-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-07-14 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-12 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,103 · +10.5% YoY. Source: county tax records.