201 S School St · Goodman, MO 64843

$47,900

3 bd · 1.5 ba · 1,478 sqft · Other public records · 1 Days on market

Built 1925 0.31 ac lot ↓ 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SHORT SALE: Property sold 'as-is' in current condition. No repairs, warranties, disclosures, or inspections provided by seller. All offers subject to lien holder(s) approval. Buyer proof of funds or pre- qual letter and addendum to contract is required. Submit all offers on Special Sales Contract with Rider. Needs TLC, Roof needs replaced, Electrical & Plumbing issues, exterior needs work. Flooring unusable, foundation issues and mold issues.

Key facts

• 0.31 acre lot
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $48k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).

Location & tenants

• Location reads 64/100 on livability (#325 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goodman Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 255 students, 76% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL).
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 20 units permitted in McDonald County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($331 loan paydown + $3k appreciation (6.7% local appreciation)).
• McDonald County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,900

Questions for the listing agent

1. Built in 1925 — 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 F-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: 2.09% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 4.44×
• Total profit: $46,090
• Equity at exit: $32,281

10-year hold

• IRR: 49.1%
• Equity multiple: 9.31×
• Total profit: $111,473
• Equity at exit: $60,511

Cash invested: $13,412 (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 64843

• Home prices YoY: 3.3%
• Active inventory: 43
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$251
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $474

Break-even live

Break-even rent $399

Max offer price $47,900

Occupancy floor 48%

Sensitivity live

Price	-10% $502	-5% $488	+0% $474	+5% $461	+10% $447
Rent	-10% $395	-5% $435	+0% $474	+5% $514	+10% $553
Rate	-1.0pp $499	-0.5pp $487	base $474	+0.5pp $462	+1.0pp $449

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 W Maverick Goodman, MO	3.0	1.0	1376	$1,000	$0.73	25d	1	0.54mi

Listing history 19 events

1. 2026-04-15
   status Pending

   Show marketing remark (452 chars)

   SHORT SALE: Property sold 'as-is' in current condition. No repairs, warranties, disclosures, or inspections provided by seller. All offers subject to lien holder(s) approval. Buyer proof of funds or pre- qual letter and addendum to contract is required. Submit all offers on Special Sales Contract with Rider. Needs TLC, Roof needs replaced, Electrical & Plumbing issues, exterior needs work. Flooring unusable, foundation issues and mold issues.

2. 2026-04-15
   historical 452-char remark

   Show marketing remark (452 chars)

   SHORT SALE: Property sold 'as-is' in current condition. No repairs, warranties, disclosures, or inspections provided by seller. All offers subject to lien holder(s) approval. Buyer proof of funds or pre- qual letter and addendum to contract is required. Submit all offers on Special Sales Contract with Rider. Needs TLC, Roof needs replaced, Electrical & Plumbing issues, exterior needs work. Flooring unusable, foundation issues and mold issues.

3. 2026-04-14
   listed $47,900 452-char remark

   Show marketing remark (452 chars)

   SHORT SALE: Property sold 'as-is' in current condition. No repairs, warranties, disclosures, or inspections provided by seller. All offers subject to lien holder(s) approval. Buyer proof of funds or pre- qual letter and addendum to contract is required. Submit all offers on Special Sales Contract with Rider. Needs TLC, Roof needs replaced, Electrical & Plumbing issues, exterior needs work. Flooring unusable, foundation issues and mold issues.

4. 2026-04-13
   listed $47,900 Active
5. 2021-11-16
   soldstatus
6. 2021-11-15
   soldstatus 241-char remark

   Show marketing remark (241 chars)

   Cute as a button 3 bed 2 bath- many updates, huge corner lot- garage/workshop- fenced yard, gas furnace 1 year. Fresh paint throughout. Adorable country kitchen with center island. Formal dining, great location to hit highway North or South.

7. 2021-11-15
   soldstatus

   Show marketing remark (241 chars)

   Cute as a button 3 bed 2 bath- many updates, huge corner lot- garage/workshop- fenced yard, gas furnace 1 year. Fresh paint throughout. Adorable country kitchen with center island. Formal dining, great location to hit highway North or South.

8. 2021-09-09
   listed $119,900
9. 2021-09-07
   listed $119,900 241-char remark

   Show marketing remark (241 chars)

   Cute as a button 3 bed 2 bath- many updates, huge corner lot- garage/workshop- fenced yard, gas furnace 1 year. Fresh paint throughout. Adorable country kitchen with center island. Formal dining, great location to hit highway North or South.

10. 2019-08-22
    soldstatus
11. 2019-08-22
    soldstatus
12. 2019-01-07
    listed $43,000
13. 2019-01-04
    listed $43,000
14. 2016-01-11
    soldstatus
15. 2015-12-23
    soldstatus
16. 2015-12-23
    soldstatus
17. 2015-08-06
    listed $69,500
18. 2015-08-06
    listed $69,500
19. 2015-04-28
    listed $79,500

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$2,683
• − Property taxes: −$533
• − Insurance: −$240
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,393
• Taxable income: $5,231
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,438/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Goodman

• Score: 64/100
• State rank: #325
• US rank: #14850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodman, MO
• Population (ZIP): 3,193

Population outlook (McDonald County) Hauer SSP2

• Today (2025): 21,753 people
• By 2030: 21,154 · -2.8%
• By 2040: 19,946 · -8.3%
• By 2050: 18,666 · -14.2%
• By 2075: 16,201 · -25.5%
• By 2100: 14,550 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 8% Asian 3% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 12% · Canada, Philippines, South Korea
• Languages at home: 82% English-only · Spanish 12% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · McDonald

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -31.3pp toward R · 2008: -37.4pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+66.6 2016: R+64.0 2012: R+48.3 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 211.4918
• 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

-39.7% since first listed

19 events — show timeline

• 2026-04-15 Pending — OGAR
• 2026-04-15 Delisted — SOMO
• 2026-04-14 Listed $47,900 SOMO
• 2026-04-13 Listed $47,900 OGAR
• 2021-11-16 Sold (Public Records) — Public Records
• 2021-11-15 Sold (MLS) — SOMO
• 2021-11-15 Sold (MLS) — OGAR
• 2021-09-09 Listed $119,900 SOMO
• 2021-09-07 Listed $119,900 OGAR
• 2019-08-22 Sold (MLS) — SOMO
• 2019-08-22 Sold (MLS) — OGAR
• 2019-01-07 Listed $43,000 SOMO
• 2019-01-04 Listed $43,000 OGAR
• 2016-01-11 Sold (Public Records) — Public Records
• 2015-12-23 Sold (MLS) — OGAR
• 2015-12-23 Sold (MLS) — SOMO
• 2015-08-06 Listed $69,500 OGAR
• 2015-08-06 Listed $69,500 SOMO
• 2015-04-28 Listed $79,500 SOMO

Property tax history

+7.0%/yr

Latest (2025): $533 · +8.6% YoY. Source: county tax records.