1244 Columbus St · West Plains, MO 65775

$59,900

1 bd · 1.0 ba · 672 sqft · Other public records · 1 Days on market

Built 1930 6,098 sqft lot $89/sqft · 24% below area Est $79k · 24% under ↓ 5% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great fixer upper opportunity for starter home or rental. One bedroom home which could easily be converted back to original two-bedroom with Jack and Jill one bath. Floors in need of repair. Fenced back yard, storage shed. In city limits close to schools, parks and recreation and North Terra Golf Course. Flip or rent potential. Selling as is. Cash or Conventional Financing.

Key facts

• Covered front porch
• Manageable lot
• Established flowers

Tags

• COVERED FRONT PORCH
• ESTABLISHED FLOWERS
• SMALL STORAGE SHED
• MANAGEABLE LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway; Paved parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Townhouse; One level; Residential single-family residence
• Construction: Built as a townhouse
• Exterior features: Privacy, chain link and wood fencing; Public-maintained road access; City street frontage

Interior

• Kitchen: Gas oven; Free‑standing gas oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window cooling units
• Interior features: Covered patio/porch; Has a view
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $60k).
• Cap rate 11.7% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, amenities D.
• West Plains R-VII (rural): math 36% / reading 46% proficiency, ranked #152 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Plains Elem. (math 41% / reading 40%, grade F, #525 of 1,115 statewide, top 47%, 766 students, 66% FRL); West Plains Middle (math 33% / reading 39%, grade F, #237 of 391 statewide, top 61%, 611 students, 58% FRL); West Plains Sr. High (math 27% / reading 65%, grade D-, #170 of 521 statewide, top 33%, 1,162 students, 42% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 315 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.33% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $79,161
• List price: $59,900
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $7,407
• Equity at exit: $8,931

10-year hold

• IRR: 20.2%
• Equity multiple: 2.69×
• Total profit: $28,427
• Equity at exit: $5,179

Cash invested: $16,772 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 315
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $269

Break-even live

Break-even rent $455

Max offer price $59,900

Occupancy floor 61%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   statusdays on marketlisting id $59,900 Pending 1 DOM
3. 2026-05-15
   soldstatus Closed 376-char remark

   Show marketing remark (376 chars)

   Great fixer upper opportunity for starter home or rental. One bedroom home which could easily be converted back to original two-bedroom with Jack and Jill one bath. Floors in need of repair. Fenced back yard, storage shed. In city limits close to schools, parks and recreation and North Terra Golf Course. Flip or rent potential. Selling as is. Cash or Conventional Financing.

4. 2026-05-04
   status Pending 376-char remark

   Show marketing remark (376 chars)

   Great fixer upper opportunity for starter home or rental. One bedroom home which could easily be converted back to original two-bedroom with Jack and Jill one bath. Floors in need of repair. Fenced back yard, storage shed. In city limits close to schools, parks and recreation and North Terra Golf Course. Flip or rent potential. Selling as is. Cash or Conventional Financing.

5. 2026-04-16
   listed $59,900 Active 376-char remark

   Show marketing remark (376 chars)

   Great fixer upper opportunity for starter home or rental. One bedroom home which could easily be converted back to original two-bedroom with Jack and Jill one bath. Floors in need of repair. Fenced back yard, storage shed. In city limits close to schools, parks and recreation and North Terra Golf Course. Flip or rent potential. Selling as is. Cash or Conventional Financing.

6. 2023-02-21
   soldstatus Closed 839-char remark

   Show marketing remark (839 chars)

   This two bedroom, one bathroom home is located right off 160 - providing easy access to shopping, dining, and entertainment. Just a little over a mile from North Terra Golf course, and less than a mile to the elementary, middle, and high schools, this property is now active in an online auction you don't want to miss! Auctions offers can be presented 01/08-10/2023. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Property is sold as-is. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet. Buyer and Buyers Agent to do their own due diligence.

7. 2023-01-31
   status Pending 839-char remark

   Show marketing remark (839 chars)

   This two bedroom, one bathroom home is located right off 160 - providing easy access to shopping, dining, and entertainment. Just a little over a mile from North Terra Golf course, and less than a mile to the elementary, middle, and high schools, this property is now active in an online auction you don't want to miss! Auctions offers can be presented 01/08-10/2023. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Property is sold as-is. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet. Buyer and Buyers Agent to do their own due diligence.

8. 2022-12-09
   listed $63,000 Active 839-char remark

   Show marketing remark (839 chars)

   This two bedroom, one bathroom home is located right off 160 - providing easy access to shopping, dining, and entertainment. Just a little over a mile from North Terra Golf course, and less than a mile to the elementary, middle, and high schools, this property is now active in an online auction you don't want to miss! Auctions offers can be presented 01/08-10/2023. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Property is sold as-is. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet. Buyer and Buyers Agent to do their own due diligence.

9. 2000-07-31
   soldstatus

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$337/yr (+$28/mo · 137.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,546
• − Mortgage interest: −$3,355
• − Property taxes: −$244
• − Insurance: −$300
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$1,743
• Taxable income: $2,377
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,658/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: West Plains R-VII
• NCES district ID: 2931680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $32,206
• Composite: 33.59/100
• National rank: #5419
• State rank: #152 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Plains, MO
• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

-4.9% since first listed

11 events — show timeline

• 2026-06-17 Pending — SOMO
• 2026-06-17 Listed $59,900 SOMO
• 2026-05-15 Sold (Public Records) — Public Records
• 2026-05-15 Sold (MLS) — SOMO
• 2026-05-04 Pending — SOMO
• 2026-04-16 Listed $59,900 SOMO
• 2023-02-24 Sold (Public Records) — Public Records
• 2023-02-21 Sold (MLS) — SOMO
• 2023-01-31 Pending — SOMO
• 2022-12-09 Listed $63,000 SOMO
• 2000-07-31 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $244 · +9.5% YoY. Source: county tax records.