412 Vine St · Boonville, MO 65233

$184,990

3 bd · 2.0 ba · 2,003 sqft · Other public records · 70 Days on market

Built 1890 6,098 sqft lot $92/sqft · 6% below area Est $201k · 8% under

---

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 +28.6/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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 MLS

Located in Boonville, MO, this beautifully updated historic home offers 3 bedrooms, 2 baths, and 2,051 sq ft of living space. Blending classic charm with modern updates, this property features a solid layout and plenty of room to make it your own. Perfect for a homeowner or investor, it's conveniently located near local amenities, shopping, and dining. Whether you're looking for your next residence or an investment opportunity, this home offers strong upside with timeless character.

Key facts

• 6,098 sq ft lot
• Built 1890
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 138 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $185k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $200,617
• List price: $184,990
• Delta: -7.79%
• 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: 4.3%
• Equity multiple: 1.17×
• Total profit: $8,642
• Equity at exit: $27,583

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $57,093
• Equity at exit: $15,995

Cash invested: $51,797 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $607

Break-even live

Break-even rent $1,431

Max offer price $184,990

Occupancy floor 67%

Sensitivity live

Price	-10% $712	-5% $660	+0% $607	+5% $555	+10% $503
Rent	-10% $433	-5% $520	+0% $607	+5% $694	+10% $781
Rate	-1.0pp $700	-0.5pp $654	base $607	+0.5pp $559	+1.0pp $511

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: $46,248
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	14d	1	1.12mi

Listing history 21 events

1. 2026-06-19
   days on market $184,990 Active 70 DOM
2. 2026-06-18
   days on market $184,990 Active 69 DOM
3. 2026-06-17
   days on market $184,990 Active 68 DOM
4. 2026-06-16
   days on market $184,990 Active 67 DOM
5. 2026-06-15
   days on market $184,990 Active 66 DOM
6. 2026-06-14
   days on market $184,990 Active 64 DOM
7. 2026-06-13
   days on market $184,990 Active 63 DOM
8. 2026-06-10
   days on market $184,990 Active 61 DOM
9. 2026-06-09
   days on market $184,990 Active 60 DOM
10. 2026-06-08
    days on market $184,990 Active 59 DOM
11. 2026-06-07
    days on market $184,990 Active 58 DOM
12. 2026-06-05
    days on market $184,990 Active 55 DOM
13. 2026-06-02
    days on market $184,990 Active 53 DOM
14. 2026-06-01
    days on market $184,990 Active 52 DOM
15. 2026-05-31
    days on market $184,990 Active 51 DOM
16. 2026-05-30
    days on market $184,990 Active 50 DOM
17. 2026-05-06
    price $184,990 487-char remark

    Show marketing remark (487 chars)

    Located in Boonville, MO, this beautifully updated historic home offers 3 bedrooms, 2 baths, and 2,051 sq ft of living space. Blending classic charm with modern updates, this property features a solid layout and plenty of room to make it your own. Perfect for a homeowner or investor, it's conveniently located near local amenities, shopping, and dining. Whether you're looking for your next residence or an investment opportunity, this home offers strong upside with timeless character.

18. 2026-04-20
    price $184,995 487-char remark

    Show marketing remark (487 chars)

    Located in Boonville, MO, this beautifully updated historic home offers 3 bedrooms, 2 baths, and 2,051 sq ft of living space. Blending classic charm with modern updates, this property features a solid layout and plenty of room to make it your own. Perfect for a homeowner or investor, it's conveniently located near local amenities, shopping, and dining. Whether you're looking for your next residence or an investment opportunity, this home offers strong upside with timeless character.

19. 2026-04-10
    listed $194,995 Active 487-char remark

    Show marketing remark (487 chars)

    Located in Boonville, MO, this beautifully updated historic home offers 3 bedrooms, 2 baths, and 2,051 sq ft of living space. Blending classic charm with modern updates, this property features a solid layout and plenty of room to make it your own. Perfect for a homeowner or investor, it's conveniently located near local amenities, shopping, and dining. Whether you're looking for your next residence or an investment opportunity, this home offers strong upside with timeless character.

20. 2001-04-27
    soldstatus $73,000
21. 1993-12-10
    soldstatus $27,000

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$792/yr (+$66/mo · 78.9%)

ⓘ 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: $26,400
• − Mortgage interest: −$10,362
• − Property taxes: −$1,003
• − Insurance: −$925
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,382
• Taxable income: $4,504
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $6,206/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

+585.1% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $184,990 CMBR
• 2026-04-20 Price Changed $184,995 CMBR
• 2026-04-10 Listed $194,995 CMBR
• 2001-04-27 Sold (Public Records) $73,000 Public Records
• 1993-12-10 Sold (Public Records) $27,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,003 · +7.4% YoY. Source: county tax records.