314 S Ohio St · King City, MO 64463

$129,900

2 bd · 3.0 ba · 1,126 sqft · SingleFamily public records · 13 Days on market

Built 1890 9,583 sqft lot Est $107k · 21% over

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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 +12.5/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this charming 1.5-story home located on a quiet street in the peaceful rural community of King City. Offering comfortable small-town living, this well-maintained property features two bathrooms, including one full bath and 1129 square feet of finished living space. Inside, you'll find a warm and inviting layout with plenty of character and functional living space. The home's 1.5-story design offers flexibility for bedrooms, a home office, or additional living areas to suit your needs. Outside, enjoy the benefits of a detached two-car garage, providing ample room for vehicles, storage, or a workshop. The spacious yard offers room to relax, garden, or entertain while enjoying small

Key facts

• Spacious yard
• Quiet street
• Close to downtown

Tags

• DETACHED TWO CAR GARAGE
• SPACIOUS YARD
• QUIET STREET
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Directions: From the 169 Hwy in King City go east on Elm St 1 block, then go south on S Ohio; house is on the east side of the road.
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,126 sq ft above grade; Estimated age: 101 years or older
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot approximately 0.22 acres; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Crawl space basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (24.4% below list).
• Recommended offer: $98k (24.4% 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.
• Zoned schools: King City Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 203 students, 43% FRL); King City High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 153 students, 29% FRL) — zoned schools at 36% FRL track the district average.
• 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 $899 of equity ($898 loan paydown + $1 appreciation (0.0% local appreciation)).

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $98,219 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — 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. 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. 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?
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: 0.76% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $106,970
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 S Grand Ave	0.07mi	2/1.0	1,067 (-5%)	9mo	$115,000	$108	73
314 W Vermont St	0.35mi	2/1.0	1,120 (-0%)	3mo	$105,000	$94	72
408 S Ohio St	0.05mi	2/1.0	1,207 (+7%)	17mo	$115,000	$95	63
204 S Grand Ave	0.14mi	2/1.0	1,056 (-6%)	18mo	$109,900	$104	60
608 Hampshire St	0.46mi	2/1.0	1,272 (+13%)	0mo	$149,000	$117	49
208 W Empire Ave	0.47mi	3/1.0 (+1)	1,200 (+7%)	7mo	$39,900	$33	49
211 N 3rd St	0.42mi	3/1.5 (+1)	1,008 (-10%)	10mo	$80,000	$79	44
204 N Prospect St	0.38mi	2/1.0	1,000 (-11%)	23mo	$95,000	$95	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.86×
• Total profit: $-5,100
• Equity at exit: $37,724

10-year hold

• IRR: 2.8%
• Equity multiple: 1.30×
• Total profit: $10,793
• Equity at exit: $45,350

Cash invested: $36,372 (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: 11.0×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-20

Break-even live

Break-even rent $1,007

Max offer price $126,413

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $17	+0% $-20	+5% $-57	+10% $-93
Rent	-10% $-97	-5% $-59	+0% $-20	+5% $19	+10% $58
Rate	-1.0pp $46	-0.5pp $13	base $-20	+0.5pp $-53	+1.0pp $-88

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $129,900 Active 13 DOM
2. 2026-06-21
   days on market $129,900 Active 12 DOM
3. 2026-06-21
   days on market $129,900 Active 11 DOM
4. 2026-06-18
   days on market $129,900 Active 9 DOM
5. 2026-06-17
   days on market $129,900 Active 8 DOM
6. 2026-06-16
   days on market $129,900 Active 7 DOM
7. 2026-06-15
   days on market $129,900 Active 6 DOM
8. 2026-06-13
   days on market $129,900 Active 4 DOM
9. 2026-06-12
   days on market $129,900 Active 3 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $129,900 Active 1 DOM

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$536/yr (+$45/mo · 74.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,786
• − Mortgage interest: −$7,276
• − Property taxes: −$724
• − Insurance: −$650
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$3,779
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $370/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

1 event — show timeline

• 2026-06-09 Listed $129,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $724 · +11.5% YoY. Source: county tax records.