708A Prichard St · Princeton, MO 64673

$80,000

4 bd · 2.0 ba · 1,600 sqft · Other · 279 Days on market

Built 1996 0.37 ac lot $50/sqft · 33% below area Est $120k · 33% under ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Manufactured home in Princeton with plenty of space. This 1600 sq ft home has 4 bedrooms and 2 full baths. The living room and dining room is an open floor plan which has lots of space. The kitchen is located off the dining room and has plenty of cabinets. As you enter the home from the side door by the driveway, you come into a large combination utility room and mud room. On the property is a storage shed large enough to hold your lawnmower. Located at the front of the house is an enclosure for your pets. The yard is a large yard, consisting of almost one third of an acre. The city just recently ran a new water line to the meter.

Key facts

• Open floor plan
• New water line
• Enclosure for pets

Tags

• OPEN FLOOR PLAN
• COMBINATION UTILITY ROOM
• STORAGE SHED
• ENCLOSURE FOR PETS
• LARGE YARD
• NEW WATER LINE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#355 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, amenities F, commute F.
• Princeton R-V (rural): math 50% / reading 45% proficiency, ranked #158 of 535 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $468 appreciation (0.6% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $119,858
• List price: $80,000
• Delta: -33.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.38×
• Total profit: $30,897
• Equity at exit: $25,600

10-year hold

• IRR: 30.6%
• Equity multiple: 4.57×
• Total profit: $79,871
• Equity at exit: $32,733

Cash invested: $22,400 (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 64673

• Home prices YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $487

Break-even live

Break-even rent $631

Max offer price $80,000

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $80,000 Active 279 DOM
2. 2026-06-17
   days on market $80,000 Active 278 DOM
3. 2026-06-16
   days on market $80,000 Active 277 DOM
4. 2026-06-15
   days on market $80,000 Active 276 DOM
5. 2026-06-13
   days on market $80,000 Active 274 DOM
6. 2026-06-12
   days on market $80,000 Active 273 DOM
7. 2026-06-09
   days on market $80,000 Active 270 DOM
8. 2026-06-08
   days on market $80,000 Active 269 DOM
9. 2026-06-07
   days on market $80,000 Active 268 DOM
10. 2026-06-05
    days on market $80,000 Active 266 DOM
11. 2026-06-04
    days on market $80,000 Active 264 DOM
12. 2026-06-02
    days on market $80,000 Active 263 DOM
13. 2026-06-01
    days on market $80,000 Active 262 DOM
14. 2026-05-31
    days on market $80,000 Active 261 DOM
15. 2026-05-18
    price $80,000
16. 2026-05-18
    historical
17. 2026-01-19
    status Active
18. 2025-11-24
    status Pending
19. 2025-09-11
    price $83,000
20. 2025-08-27
    status Active
21. 2025-07-17
    status Pending
22. 2025-05-30
    status Active
23. 2025-05-20
    status Pending
24. 2025-05-19
    listed $85,000 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: $552 · $46/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$224/yr (+$19/mo · 40.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,977
• − Mortgage interest: −$4,481
• − Property taxes: −$552
• − Insurance: −$400
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,327
• Taxable income: $4,820
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $4,688/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: Princeton R-V
• NCES district ID: 2925590
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $42,232
• Composite: 42.1/100
• National rank: #7042
• State rank: #158 of 535 in MO

Livability — Princeton

• Score: 63/100
• State rank: #355
• US rank: #15724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, MO
• Population (ZIP): 2,492

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 3,512 people
• By 2030: 3,383 · -3.7%
• By 2040: 3,134 · -10.8%
• By 2050: 2,894 · -17.6%
• By 2075: 2,397 · -31.7%
• By 2100: 1,787 · -49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -35.9pp toward R · 2008: -37.2pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+74.1 2016: R+73.0 2012: R+54.5 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 174.6594
• 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

-5.9% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $83,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-19 Listed $85,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-3.0%/yr

Latest (2024): $552 · +4.2% YoY. Source: county tax records.