221 S Kentucky St · Mexico, MO 65265

$176,000

4 bd · 1.0 ba · 1,612 sqft · Other public records · 33 Days on market

Built 1910 0.26 ac lot

---

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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• 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

Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

Key facts

• 0.26 acre lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories; Corner lot
• Construction: Wood siding; Shingle roof
• Exterior features: Deck; Wood fencing

Interior

• Kitchen: Dishwasher
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $176k.

Deal economics

• At list price, monthly cash flow is $115 ($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 $145k (17.8% below list).
• Recommended offer: $145k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.5% in Mexico — 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 65/100 on livability (#256 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Field Elem. (math 31% / reading 41%, grade F, #662 of 1,115 statewide, top 60%, 424 students, 100% FRL); Mexico Middle (math 33% / reading 34%, grade F, #260 of 391 statewide, top 67%, 503 students, 100% FRL); Mexico High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 746 students, 53% FRL) — zoned schools average 84% FRL vs 52% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 27 units permitted in Audrain 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 $5k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $44k; list at $176k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,733 (17.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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?
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: 0.82% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

No comps found within radius.

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: $-21,284
• Equity at exit: $26,242

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-9,476
• Equity at exit: $15,217

Cash invested: $49,280 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 136
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $115

Break-even live

Break-even rent $1,302

Max offer price $176,000

Occupancy floor 87%

Sensitivity live

Price	-10% $215	-5% $165	+0% $115	+5% $65	+10% $-195
Rent	-10% $1	-5% $58	+0% $115	+5% $172	+10% $229
Rate	-1.0pp $204	-0.5pp $160	base $115	+0.5pp $69	+1.0pp $23

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 Sierra St Mexico, MO	3.0	2.0	1150	$1,950	$1.70	45d	1	0.63mi
609 Carson St Mexico, MO	3.0	1.0	1100	$1,150	$1.05	23d	1	0.69mi
1904 Springdale Ct Mexico, MO	3.0	1.5	1100	$1,050	$0.95	15d	1	1.00mi

Listing history 29 events

1. 2026-06-21
   days on market $176,000 Active 33 DOM
2. 2026-06-21
   days on market $176,000 Active 32 DOM
3. 2026-06-18
   days on market $176,000 Active 30 DOM
4. 2026-06-17
   days on market $176,000 Active 29 DOM
5. 2026-06-16
   days on market $176,000 Active 28 DOM
6. 2026-06-15
   days on market $176,000 Active 27 DOM
7. 2026-06-13
   days on market $176,000 Active 25 DOM
8. 2026-06-12
   days on market $176,000 Active 24 DOM
9. 2026-06-09
   days on market $176,000 Active 21 DOM
10. 2026-06-08
    days on market $176,000 Active 20 DOM
11. 2026-06-07
    days on market $176,000 Active 19 DOM
12. 2026-06-07
    days on market $176,000 Active 18 DOM
13. 2026-06-04
    days on market $176,000 Active 15 DOM
14. 2026-06-02
    days on market $176,000 Active 14 DOM
15. 2026-06-01
    days on market $176,000 Active 13 DOM
16. 2026-05-31
    days on market $176,000 Active 12 DOM
17. 2026-05-19
    listed $176,000 Active
18. 2023-08-04
    soldstatus
19. 2023-08-03
    soldstatus Closed 422-char remark

    Show marketing remark (421 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

20. 2023-08-03
    soldstatus Closed 421-char remark

    Show marketing remark (421 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

21. 2023-08-03
    soldstatus Closed

    Show marketing remark (421 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

22. 2023-06-10
    status Pending

    Show marketing remark (422 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

23. 2023-06-10
    status Pending 422-char remark

    Show marketing remark (422 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

24. 2023-05-04
    status Active 422-char remark

    Show marketing remark (422 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

25. 2023-05-03
    listed $159,900 Active 421-char remark

    Show marketing remark (421 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

26. 2023-05-03
    listed $159,900 Active

    Show marketing remark (421 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

27. 2023-05-02
    historical 422-char remark

    Show marketing remark (422 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

28. 2023-05-02
    listed $159,900 Active 422-char remark

    Show marketing remark (422 chars)

    Nice 3 bedroom/1.75 baths house setting on large corner lot with privacy fence encompassing backyard. Side yard has a 20x24 carport with a small garage as well. Has master bedroom w/ bath on main level and 2 more bedrooms on 2nd floor with possible 3rd bedroom. Main bathroom also houses an enclosed laundry room. This house has 2 large covered porches to relax or entertain. It's a must see. Set up through Showing Time.

29. 2022-07-05
    soldstatus $44,301

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$1,323/yr (+$110/mo · 344.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,368
• − Mortgage interest: −$9,859
• − Property taxes: −$384
• − Insurance: −$880
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$5,120
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $1,778/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Mexico

• Score: 65/100
• State rank: #256
• US rank: #12405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, MO
• Population (ZIP): 15,131

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.24%
• Current HPI: 213.6163
• 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

+297.3% since first listed

13 events — show timeline

• 2026-05-19 Listed $176,000 RCBR
• 2023-08-04 Sold (Public Records) — Public Records
• 2023-08-03 Sold (MLS) — CBORMLS
• 2023-08-03 Sold (MLS) — HMMLS
• 2023-08-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-10 Pending — CBORMLS
• 2023-06-10 Pending — MARIS as Distributed by MLS Grid
• 2023-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-03 Listed $159,900 CBORMLS
• 2023-05-03 Listed $159,900 HMMLS
• 2023-05-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-02 Listed $159,900 MARIS as Distributed by MLS Grid
• 2022-07-05 Sold (Public Records) $44,301 Public Records

Property tax history

+0.7%/yr

Latest (2025): $384 · +0.4% YoY. Source: county tax records.