1980 Highway N · Pacific, MO 63069

$100,000

4 bd · 1.0 ba · 2,018 sqft · SingleFamily public records · 52 Days on market

Built 1974 1.62 ac lot $50/sqft · 70% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• 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

Price listed is Starting Bid Only. Bidding starts closing 5/27/2026 @ 5 p.m. Enjoy the feel of country living while remaining just minutes from town in this beautifully maintained 3BR/3BA solid brick ranch situated on a 1.62± acre lot in Pacific. The home features an inviting open-concept layout with premium LVP flooring and a spacious living room centered around a wood-burning fireplace, with sliding glass doors leading to a concrete patio for seamless indoor-outdoor living. The kitchen offers custom cabinetry, stone countertops, a tiled backsplash, and a large center island, complemented by a formal dining area ideal for gatherings. Two well-sized bedrooms share a conveniently located full bathroom, while the primary suite provides a private retreat with a large walk-in closet and a spa-inspired bathroom featuring a custom tiled stand-alone shower. The unfinished walk-out lower level offers excellent potential for expansion and includes a three-quarter bathroom, and a large rec area with a second wood-burning fireplace and direct backyard access. Exterior highlights include an oversized attached two-car garage, a fully fenced backyard, mature trees offering shade and privacy, and both a deck and patio for outdoor enjoyment. Notable improvements include a new roof installed in 2024, with the deck freshly stained and the basement professionally waterproofed in 2026. Updates to the kitchen, bathroom, and windows were completed in 2015. This property offers space, style, and versatility in a peaceful setting, presenting an exceptional opportunity for its next owner. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

Key facts

• Custom cabinetry
• Premium lvp flooring
• Sliding glass doors

Tags

• OPEN-CONCEPT LAYOUT
• PREMIUM LVP FLOORING
• WOOD-BURNING FIREPLACE
• SLIDING GLASS DOORS
• CONCRETE PATIO
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 3.8% in Pacific — 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 (#268 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment D+, amenities F.
• Meramec Valley R-III (town): math 36% / reading 42% proficiency, ranked #148 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.27% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.29%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (median comp): $332,545
• List price: $100,000
• Delta: -69.93%
• 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
1713 Lake Meade Dr	0.27mi	4/2.5	2,014 (-0%)	6mo	$365,000	$181	76
1708 Westlake Ct	0.18mi	3/3.5 (-1)	2,118 (+5%)	0mo	$420,000	$198	68
984 Westlake Village Dr	0.35mi	3/2.0 (-1)	1,918 (-5%)	3mo	$375,000	$196	64
1009 Westlake Village Dr	0.31mi	3/2.0 (-1)	2,169 (+8%)	8mo	$449,900	$207	58
2216 Silver Lake Estates Dr	0.38mi	4/3.0	2,129 (+6%)	10mo	$375,000	$176	57
1626 Westlake Ct	0.36mi	3/2.5 (-1)	2,118 (+5%)	9mo	$475,000	$224	57
1897 Indian Trail Rd	0.47mi	3/2.0 (-1)	2,090 (+4%)	9mo	$525,500	$251	56
1942 Kesha Ct	0.35mi	3/2.0 (-1)	1,730 (-14%)	0mo	$250,000	$145	51
2134 Smoke Signal Rd	0.49mi	3/2.0 (-1)	2,154 (+7%)	8mo	$275,000	$128	50
2201 Highway N	0.64mi	3/2.0 (-1)	1,864 (-8%)	8mo	$435,000	$233	42
805 Silver Lake View Dr	0.65mi	3/2.0 (-1)	1,753 (-13%)	9mo	$375,000	$214	31
49 Brush Creek Dr	0.69mi	3/2.5 (-1)	1,728 (-14%)	8mo	$319,900	$185	26

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: 36.8%
• Equity multiple: 2.56×
• Total profit: $43,810
• Equity at exit: $14,910

10-year hold

• IRR: 43.4%
• Equity multiple: 5.14×
• Total profit: $115,805
• Equity at exit: $8,646

Cash invested: $28,000 (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 63069

• Home prices YoY: -20.3%
• Active inventory: 130
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $940

Break-even live

Break-even rent $1,085

Max offer price $100,000

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Westlake Village Dr Pacific, MO	3.0	3.0	1405	$2,275	$1.62	1d	1	0.34mi

Listing history 4 events

1. 2026-04-06
   listed $100,000 Active 1880-char remark

   Show marketing remark (1880 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/27/2026 @ 5 p.m. Enjoy the feel of country living while remaining just minutes from town in this beautifully maintained 3BR/3BA solid brick ranch situated on a 1.62± acre lot in Pacific. The home features an inviting open-concept layout with premium LVP flooring and a spacious living room centered around a wood-burning fireplace, with sliding glass doors leading to a concrete patio for seamless indoor-outdoor living. The kitchen offers custom cabinetry, stone countertops, a tiled backsplash, and a large center island, complemented by a formal dining area ideal for gatherings. Two well-sized bedrooms share a conveniently located full bathroom, while the primary suite provides a private retreat with a large walk-in closet and a spa-inspired bathroom featuring a custom tiled stand-alone shower. The unfinished walk-out lower level offers excellent potential for expansion and includes a three-quarter bathroom, and a large rec area with a second wood-burning fireplace and direct backyard access. Exterior highlights include an oversized attached two-car garage, a fully fenced backyard, mature trees offering shade and privacy, and both a deck and patio for outdoor enjoyment. Notable improvements include a new roof installed in 2024, with the deck freshly stained and the basement professionally waterproofed in 2026. Updates to the kitchen, bathroom, and windows were completed in 2015. This property offers space, style, and versatility in a peaceful setting, presenting an exceptional opportunity for its next owner. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

2. 2015-09-10
   soldstatus
3. 2000-08-23
   soldstatus
4. 1988-12-01
   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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,300
• − Mortgage interest: −$5,602
• − Property taxes: −$3,492
• − Insurance: −$500
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$2,909
• Taxable income: $10,429
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $8,779/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: Meramec Valley R-III
• NCES district ID: 2923460
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $49,982
• Composite: 33.65/100
• National rank: #5395
• State rank: #148 of 324 in MO

Livability — Pacific

• Score: 65/100
• State rank: #268
• US rank: #12622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pacific, MO
• Population (ZIP): 14,760

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Black 4% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.04%
• Current HPI: 246.9938
• 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

4 events — show timeline

• 2026-04-06 Listed $100,000 MARIS as Distributed by MLS Grid
• 2015-09-10 Sold (Public Records) — Public Records
• 2000-08-23 Sold (Public Records) — Public Records
• 1988-12-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,492 · +22.8% YoY. Source: county tax records.