905 E Grant St · Princeton, MO 64673

$10,000

2 bd · 1.0 ba · 864 sqft · Other public records · 75 Days on market

Built 1910 0.25 ac lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Priced to sell! This property offers a 0.25-acre lot in a prime Main Street location in Princeton, presenting an excellent opportunity for redevelopment. The existing 2-bedroom, 1-bath structure is in severe disrepair, with a compromised roof, and is not considered livable. The home should not be entered. Property is being sold as-is, where-is, with no repairs to be made by the seller. The true value lies in the lot and location—ideal for a new construction home or investment project. Utilities are already on site, making this a convenient build-ready option. Great opportunity for builders, investors, or buyers looking for an affordable lot in town with strong potential.

Key facts

• Main street location
• 0.25-acre lot
• Build-ready option

Tags

• 0.25-ACRE LOT
• MAIN STREET LOCATION
• REDEVELOPMENT OPPORTUNITY
• BUILD-READY OPTION
• UTILITIES ON SITE

🏗️ New construction. The $10,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $71,410.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $10k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $10k).
• Recommended offer: $9k (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 $912 of equity ($494 loan paydown + $418 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1910 — 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: 1.19% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (median comp): $71,410
• List price: $10,000
• Delta: -86.00%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.81×
• Total profit: $16,193
• Equity at exit: $22,851

10-year hold

• IRR: 20.1%
• Equity multiple: 3.33×
• Total profit: $46,657
• Equity at exit: $29,218

Cash invested: $19,995 (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: 1.0×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$374
• Tax from tax record: −$12 /mo · $149/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $256

Break-even live

Break-even rent $527

Max offer price $71,410

Occupancy floor 65%

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: $17,852
• Closing costs: $2,142
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $10,000 Active 75 DOM
2. 2026-06-17
   days on market $10,000 Active 74 DOM
3. 2026-06-16
   days on market $10,000 Active 73 DOM
4. 2026-06-15
   days on market $10,000 Active 72 DOM
5. 2026-06-13
   days on market $10,000 Active 70 DOM
6. 2026-06-12
   days on market $10,000 Active 69 DOM
7. 2026-06-09
   days on market $10,000 Active 66 DOM
8. 2026-06-08
   days on market $10,000 Active 65 DOM
9. 2026-06-07
   days on market $10,000 Active 64 DOM
10. 2026-06-05
    days on market $10,000 Active 62 DOM
11. 2026-06-04
    days on market $10,000 Active 60 DOM
12. 2026-06-02
    days on market $10,000 Active 59 DOM
13. 2026-06-01
    days on market $10,000 Active 58 DOM
14. 2026-05-31
    days on market $10,000 Active 57 DOM
15. 2026-04-04
    listed $10,000 Active 685-char remark

    Show marketing remark (685 chars)

    Priced to sell! This property offers a 0.25-acre lot in a prime Main Street location in Princeton, presenting an excellent opportunity for redevelopment. The existing 2-bedroom, 1-bath structure is in severe disrepair, with a compromised roof, and is not considered livable. The home should not be entered. Property is being sold as-is, where-is, with no repairs to be made by the seller. The true value lies in the lot and location—ideal for a new construction home or investment project. Utilities are already on site, making this a convenient build-ready option. Great opportunity for builders, investors, or buyers looking for an affordable lot in town with strong potential.

ⓘ 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: $149 · $12/mo
• Projected year-2 tax: $149 · $12/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 5/10 Major
• 🌡 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: $10,223
• − Mortgage interest: −$4,000
• − Property taxes: −$149
• − Insurance: −$357
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,077
• Taxable income: $2,004
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,595/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 $10,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $149 · +4.2% YoY. Source: county tax records.