711 S 2nd St · Spickard, MO 64679

$69,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 8 Days on market

Built 1960 1.91 ac lot Est $98k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +6.1/10.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 1960's home in Spickard with tons of potential! Sitting on an impressive 1.91 acre lot, this home would provide tons of outdoor space to build a shop, garden, or enjoy! Inside the home, you will find a ranch-style layout featuring an open living/dining room area, three bedrooms and kitchen. The home has an attached garage, and a full basement providing extra storage space. With some love, this home could be a great property with tons of room to grow! Come take a look today. Foundation repair, and roof repairs recently done in around 2022

Key facts

• Full basement
• 1.91 acre lot
• Outdoor space

Tags

• 1.91 ACRE LOT
• OUTDOOR SPACE
• RANCH-STYLE LAYOUT
• OPEN LIVING DINING ROOM
• FULL BASEMENT

Property features AI

Finance

• Financial info: $562 annual tax (from listing data)
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Composition roof; Other construction materials; Built approximately 51–75 years ago
• Exterior features: Shed(s); Paved road access; Property located within city limits

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Ranch floor plan; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $70k).

Location & tenants

• Location reads 52/100 on livability (#848 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Spickard R-II (rural): math 40% / reading 40% proficiency, ranked #324 of 535 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spickard Elem. (math 10% / reading 30%, 18 students, 83% FRL) — zoned schools average 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 pts) — the specific schools serving this property underperform the Spickard R-II average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($483 loan paydown + $1k appreciation (2.1% local appreciation)).
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1960 — 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 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?
4. 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?
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: 1.42% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.23%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Lincoln St	0.10mi	3/1.5	1,120 (-3%)	3mo	$95,000	$85	86
415 Commercial St	0.53mi	3/1.0	1,300 (+13%)	3mo	$80,000	$62	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.39×
• Total profit: $27,253
• Equity at exit: $28,013

10-year hold

• IRR: 27.2%
• Equity multiple: 4.59×
• Total profit: $70,246
• Equity at exit: $40,682

Cash invested: $19,572 (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 64679

• Home prices YoY: 2.0%
• Active inventory: 5
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $346

Break-even live

Break-even rent $557

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $386	-5% $366	+0% $346	+5% $327	+10% $307
Rent	-10% $268	-5% $307	+0% $346	+5% $386	+10% $425
Rate	-1.0pp $382	-0.5pp $364	base $346	+0.5pp $328	+1.0pp $310

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   listed $69,900 Active

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$151/yr (+$13/mo · 28.6%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,938
• − Mortgage interest: −$3,915
• − Property taxes: −$527
• − Insurance: −$350
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,033
• Taxable income: $3,202
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,387/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: Spickard R-II
• NCES district ID: 2928770
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $37,669
• Composite: 35.74/100
• National rank: #9656
• State rank: #324 of 535 in MO

Livability — Spickard

• Score: 52/100
• State rank: #848
• US rank: #24779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spickard, MO
• Population (ZIP): 861

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Polish 3% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 9%

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: ▲ 2.12%
• Current HPI: 108.6539
• 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

2 events — show timeline

• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $69,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $527 · -1.3% YoY. Source: county tax records.