304 W Vermont St · King City, MO 64463

$157,000

4 bd · 3.0 ba · 2,167 sqft · Other public records · 13 Days on market

Built 1955 0.25 ac lot $72/sqft · 18% below area Est $192k · 18% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice Ranch Home, Beautiful Hardwood floors, large yard, basement walls Stable but will need repair at some point. Selling as-is. Please remove shoes for showings.

Key facts

• Large windows
• Ranch style home
• Finished basement

Tags

• RANCH STYLE HOME
• UPDATED EAT-IN KITCHEN
• OVERSIZED LIVING ROOM
• LARGE WINDOWS
• HARDWOOD FLOORS
• FINISHED BASEMENT

Property features AI

Finance

• Other: Living area reported as 2,167 total; Above-grade finished area approx. 1,167 (assessor); Below-grade finished area approx. 1,000
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; One-story
• Construction: Vinyl siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Quarter-acre lot; Not in a flood plain; Located on the northwest corner of Vermont and Rhone Island St

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Electric cooling
• Interior features: Finished basement with egress windows; Ranch floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $157k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $136k (13.6% below list).
• Recommended offer: $136k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#510 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• King City R-I (rural): math 45% / reading 50% proficiency, ranked #157 of 535 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $1 appreciation (0.0% local appreciation)).
• At projected returns (0.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,717 (13.6% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $192,334
• List price: $157,000
• Delta: -18.37%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

0.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,608
• Equity at exit: $45,594

10-year hold

• IRR: 6.3%
• Equity multiple: 1.68×
• Total profit: $29,848
• Equity at exit: $54,811

Cash invested: $43,960 (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 64463

• Home prices YoY: 0.0%
• Active inventory: 12
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $98

Break-even live

Break-even rent $1,233

Max offer price $157,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $142	+0% $98	+5% $54	+10% $9
Rent	-10% $-9	-5% $44	+0% $98	+5% $152	+10% $205
Rate	-1.0pp $177	-0.5pp $138	base $98	+0.5pp $57	+1.0pp $16

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending 661-char remark
2. 2026-05-04
   listed $157,000 Active 661-char remark
3. 2021-09-30
   soldstatus 162-char remark

   Show marketing remark (162 chars)

   Nice Ranch Home, Beautiful Hardwood floors, large yard, basement walls Stable but will need repair at some point. Selling as-is. Please remove shoes for showings.

4. 2021-04-08
   listed $69,000 162-char remark

   Show marketing remark (162 chars)

   Nice Ranch Home, Beautiful Hardwood floors, large yard, basement walls Stable but will need repair at some point. Selling as-is. Please remove shoes for showings.

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$498/yr (+$41/mo · 48.6%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,286
• − Mortgage interest: −$8,794
• − Property taxes: −$1,025
• − Insurance: −$785
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,567
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,534/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: King City R-I
• NCES district ID: 2916590
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,836
• Composite: 42.23/100
• National rank: #6995
• State rank: #157 of 535 in MO

Livability — King City

• Score: 60/100
• State rank: #510
• US rank: #19525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King City, MO
• Population (ZIP): 1,239

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · China

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.00%
• Current HPI: 176.4826
• 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

+127.5% since first listed

4 events — show timeline

• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $157,000 Heartland MLS as Distributed by MLS Grid
• 2021-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-08 Listed $69,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,025 · +12.1% YoY. Source: county tax records.