216 Pierce St · Jefferson City, MO 65101

$69,900

1 bd · 1.0 ba · 698 sqft · SingleFamily public records · 22 Days on market

Built 1930 6,500 sqft lot Est $129k · 46% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 216 Pierce St! This 1 bedroom, 1 bathroom home is packed with potential for the right buyer. Whether you're an investor searching for your next flip, looking to add to your rental portfolio, or a handy homeowner ready to build sweat equity, this property offers tons of possibilities. The basement space provides opportunity for additional functional living space, storage, workshop area, or future expansion potential. Convenient Jefferson City location with easy access to downtown, shopping, and restaurants. Property is being sold strictly AS IS. Seller will make no repairs or warranties. Bring your vision and unlock the potential!

Key facts

• Storage
• Workshop area
• Basement space

Tags

• BASEMENT SPACE
• FUNCTIONAL LIVING SPACE
• STORAGE
• WORKSHOP AREA
• FUTURE EXPANSION POTENTIAL
• EASY ACCESS TO DOWNTOWN

Property features AI

Exterior

• Parking: No garage
• Home design: Single-family residence; Residential property
• Exterior features: Lot dimensions approximately 50 x 130; Faces west; Located on Pierce Street with Buchanan Street nearby

Interior

• Bedrooms: 1 total room (studio/efficiency layout implied)
• Bathrooms: 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $52k (24.9% below list).
• Recommended offer: $52k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 305 students, 99% FRL); Lewis And Clark Middle (math 27% / reading 42%, grade F, #243 of 391 statewide, top 65%, 1,005 students, 56% FRL); Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Recommended offer $52,500 (24.9% 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 1930 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $129,130
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 E Elm St	0.65mi	2/1.0 (+1)	756 (+8%)	2mo	$139,900	$185	49

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-12,233
• Equity at exit: $10,422

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-11,889
• Equity at exit: $6,044

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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $525 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$110
• Net cashflow: $-14

Break-even live

Break-even rent $542

Max offer price $67,459

Occupancy floor 98%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 E Dunklin St Unit B Jefferson City, MO	1.0	1.0	550	$525	$0.95	43d	1	0.82mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $69,900 Pending 22 DOM
2. 2026-06-03
   days on market $69,900 Active 21 DOM
3. 2026-06-02
   days on market $69,900 Active 20 DOM
4. 2026-06-01
   days on market $69,900 Active 19 DOM
5. 2026-05-31
   days on market $69,900 Active 18 DOM
6. 2026-05-30
   days on market $69,900 Active 17 DOM
7. 2026-05-14
   listed $69,900 Active
8. 2021-09-23
   soldstatus
9. 2021-09-22
   soldstatus
10. 2021-09-22
    listed $60,000
11. 2016-05-19
    soldstatus
12. 2016-04-22
    listed $34,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$283/yr (+$24/mo · 71.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $6,300
• − Mortgage interest: −$3,915
• − Property taxes: −$395
• − Insurance: −$350
• − Repairs & maintenance: −$504
• − Management: −$504
• − Depreciation: −$2,033
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $170/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

+105.6% since first listed

6 events — show timeline

• 2026-05-14 Listed $69,900 CBORMLS
• 2021-09-23 Sold (Public Records) — Public Records
• 2021-09-22 Sold (MLS) — JCMLS
• 2021-09-22 Listed $60,000 JCMLS
• 2016-05-19 Sold (MLS) — JCMLS
• 2016-04-22 Listed $34,000 JCMLS

Property tax history

+9.2%/yr

Latest (2025): $395 · +5.4% YoY. Source: county tax records.