1212 3rd St · Boonville, MO 65233

$139,900

2 bd · 1.0 ba · 1,080 sqft · Other public records · 53 Days on market

Built 1949 7,500 sqft lot $130/sqft · at area comps Est $140k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.7/15.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute bungalow in Boonville, MO, close to the charm of the historic downtown with local shops, restaurants, and amenities. This 3 bed, 1 bath home features a refreshed bathroom with pedestal sink, newer shower surround, fresh paint throughout, new carpet, and updated lighting. Kitchen and hall offer charming built-ins, plus some laminate wood flooring and arched doorways that add character. Enjoy the covered front porch and a fully fenced yard. Newer roof already in place. Refrigerator, washer, and dryer included. Full unfinished basement provides great storage or potential for future living space.

Key facts

• 7,500 sq ft lot
• Listed 53 days

Property features AI

Exterior

• Parking: Open parking (no garage)
• Utilities: Public water; Other utilities
• Home design: Single family residence; Residential property
• Exterior features: Covered front porch; Chain link fence in back yard; Cleared lot; Paved road access; Lot dimensions approximately 150 x 50 (0.17 acres)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 total room
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boonville High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 569 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 47% at this address vs 35% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Boonville R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $39k; list at $140k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1949 — 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. 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: 1.02% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $140,453
• List price: $139,900
• Delta: -0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,291
• Equity at exit: $20,860

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,642
• Equity at exit: $12,096

Cash invested: $39,172 (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 65233

• Active inventory: 138
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $274

Break-even live

Break-even rent $1,083

Max offer price $139,900

Occupancy floor 76%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 7th St Unit B Boonville, MO	2.0	1.0	700	$1,100	$1.57	44d	1	0.62mi
622 7th St Unit 622 7th St-C Boonville, MO	1.0	1.0	700	$900	$1.29	21d	1	0.62mi
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	13d	1	0.74mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	13d	1	0.74mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	21d	1	1.21mi

Listing history 22 events

1. 2026-06-17
   statusdays on market $139,900 Pending 53 DOM
2. 2026-06-16
   days on market $139,900 Active 52 DOM
3. 2026-06-15
   days on market $139,900 Active 51 DOM
4. 2026-06-14
   days on market $139,900 Active 49 DOM
5. 2026-06-13
   days on market $139,900 Active 48 DOM
6. 2026-06-10
   days on market $139,900 Active 46 DOM
7. 2026-06-09
   days on market $139,900 Active 45 DOM
8. 2026-06-08
   days on market $139,900 Active 44 DOM
9. 2026-06-07
   days on market $139,900 Active 43 DOM
10. 2026-06-05
    days on market $139,900 Active 40 DOM
11. 2026-06-02
    days on market $139,900 Active 38 DOM
12. 2026-06-01
    days on market $139,900 Active 37 DOM
13. 2026-05-31
    days on market $139,900 Active 36 DOM
14. 2026-05-30
    days on market $139,900 Active 35 DOM
15. 2026-04-25
    listed $139,900 Active 604-char remark
16. 2022-07-01
    soldstatus Closed
17. 2022-07-01
    soldstatus
18. 2022-06-01
    status Pending
19. 2022-05-27
    listed $69,900 Active
20. 2022-05-27
    listed $69,900
21. 1998-07-01
    soldstatus
22. 1995-11-27
    soldstatus $39,000

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$594/yr (+$50/mo · 77.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,151
• − Mortgage interest: −$7,837
• − Property taxes: −$763
• − Insurance: −$700
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,070
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,034/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

+258.7% since first listed

9 events — show timeline

• 2026-06-17 Pending — CBORMLS
• 2026-04-25 Listed $139,900 CBORMLS
• 2022-07-01 Sold (MLS) — CMBR
• 2022-07-01 Sold (MLS) — CBORMLS
• 2022-06-01 Pending — CBORMLS
• 2022-05-27 Listed $69,900 CBORMLS
• 2022-05-27 Listed $69,900 CMBR
• 1998-07-01 Sold (Public Records) — Public Records
• 1995-11-27 Sold (Public Records) $39,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $763 · +7.6% YoY. Source: county tax records.