193 SW 52nd Ave · Edinburg, MO 64683

$125,000

4 bd · 3.0 ba · 1,064 sqft · SingleFamily public records · 5 Days on market

Built 1974 4.80 ac lot ↓ 50% since listing

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little hobby farm on 4.8 acres just minutes from town! Ready for livestock with continuous fencing, perimeter fencing, paddocks, waterers, a pond, and several outbuildings! This 1.5 story home has plenty of space with 4 bedrooms and 3 full bathrooms. Low maintenance exterior with vinyl siding, metal roof, and vinyl windows. The main floor includes a living room with vaulted ceilings, wood beams, and a wood burning fireplace, as well as an eat-in kitchen with appliances, master bedroom and bathroom, second bedroom, guest bathroom, and mudroom. Upstairs you will find 2 additional bedrooms and a full bathroom. The walkout basement is finished with a family room, canning kitchen, laundry room with shelving, and ¼ bathroom. Additional features include ample closet space, ground source heat pump, central air, patio, and a large deck to enjoy views of the pasture. Outside you will find apple, peach, apricot, and plum trees, as well as raspberry and gooseberry bushes. Several outbuildings including a 30x40 livestock barn with 4 horse stalls with mats, automatic waterer, and electricity. A 30x27 outbuilding with concrete floor, electricity, water, milking room, and loft. Other small outbuildings, hydrant and wash rack, and a 1.5 ton grain bin make this a turn-key farm.

Key facts

• Perimeter fencing
• Hobby farm
• Waterers

Tags

• SMALL ACREAGE
• HOBBY FARM
• CONTINUOUS FENCING
• PERIMETER FENCING
• WATERERS
• OUTBUILDINGS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Rural water; Other sewer
• Home design: Single family residence; 1.5-story layout; Residential property; Not located inside city limits
• Construction: Vinyl siding; Metal roof; Full basement
• Exterior features: Deck and patio; Horse facilities; Barn(s), outbuilding(s), and shed(s); Fenced (other); Pond(s); Gravel road access; Approximately 4.8 acres

Interior

• Kitchen: Eat-in kitchen; Second kitchen in the basement
• Bedrooms: 4 bedrooms (some on first floor, some on second floor)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Electric cooling
• Interior features: Ceiling fans; Vaulted ceilings; Skylights; Thermal windows; Two wood-burning fireplaces (Living Room and Family Room); Family room and mud room
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $108k (13.9% below list).
• Recommended offer: $108k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#733 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: employment D, schools F, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 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.

Recommended offer $107,650 (13.9% below list)

Questions for the listing agent

1. Built in 1974 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.86% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.7

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-14,811
• Equity at exit: $18,638

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-6,012
• Equity at exit: $10,808

Cash invested: $35,000 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $86

Break-even live

Break-even rent $967

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-04-09
   listed $125,000 Active
3. 2021-08-26
   soldstatus 1293-char remark

   Show marketing remark (1293 chars)

   Great little hobby farm on 4.8 acres just minutes from town! Ready for livestock with continuous fencing, perimeter fencing, paddocks, waterers, a pond, and several outbuildings! This 1.5 story home has plenty of space with 4 bedrooms and 3 full bathrooms. Low maintenance exterior with vinyl siding, metal roof, and vinyl windows. The main floor includes a living room with vaulted ceilings, wood beams, and a wood burning fireplace, as well as an eat-in kitchen with appliances, master bedroom and bathroom, second bedroom, guest bathroom, and mudroom. Upstairs you will find 2 additional bedrooms and a full bathroom. The walkout basement is finished with a family room, canning kitchen, laundry room with shelving, and ¼ bathroom. Additional features include ample closet space, ground source heat pump, central air, patio, and a large deck to enjoy views of the pasture. Outside you will find apple, peach, apricot, and plum trees, as well as raspberry and gooseberry bushes. Several outbuildings including a 30x40 livestock barn with 4 horse stalls with mats, automatic waterer, and electricity. A 30x27 outbuilding with concrete floor, electricity, water, milking room, and loft. Other small outbuildings, hydrant and wash rack, and a 1.5 ton grain bin make this a turn-key farm.

4. 2021-07-26
   listed $249,000 1293-char remark

   Show marketing remark (1293 chars)

   Great little hobby farm on 4.8 acres just minutes from town! Ready for livestock with continuous fencing, perimeter fencing, paddocks, waterers, a pond, and several outbuildings! This 1.5 story home has plenty of space with 4 bedrooms and 3 full bathrooms. Low maintenance exterior with vinyl siding, metal roof, and vinyl windows. The main floor includes a living room with vaulted ceilings, wood beams, and a wood burning fireplace, as well as an eat-in kitchen with appliances, master bedroom and bathroom, second bedroom, guest bathroom, and mudroom. Upstairs you will find 2 additional bedrooms and a full bathroom. The walkout basement is finished with a family room, canning kitchen, laundry room with shelving, and ¼ bathroom. Additional features include ample closet space, ground source heat pump, central air, patio, and a large deck to enjoy views of the pasture. Outside you will find apple, peach, apricot, and plum trees, as well as raspberry and gooseberry bushes. Several outbuildings including a 30x40 livestock barn with 4 horse stalls with mats, automatic waterer, and electricity. A 30x27 outbuilding with concrete floor, electricity, water, milking room, and loft. Other small outbuildings, hydrant and wash rack, and a 1.5 ton grain bin make this a turn-key farm.

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$533/yr (+$44/mo · 78.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,918
• − Mortgage interest: −$7,002
• − Property taxes: −$680
• − Insurance: −$625
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,636
• Taxable loss: −$1,092
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,296/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Edinburg

• Score: 55/100
• State rank: #733
• US rank: #23241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

-49.8% since first listed

4 events — show timeline

• 2026-04-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-26 Listed $249,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $680 · +13.1% YoY. Source: county tax records.