281 Maple St · Kidder, MO 64649

$87,000

1 bd · 1.0 ba · 1,148 sqft · SingleFamily · 313 Days on market

Built 1965 0.55 ac lot $76/sqft · 24% above area Est $70k · 24% over

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Why this score? — see what drove the C 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 +24.4/30.0
• Appreciation +9.2/10.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover the potential in this unique property situated on four spacious lots. Originally a single-wide trailer, this home has been thoughtfully expanded over time with multiple additions built around the original structure, offering ample square footage and versatile living space. Inside, you'll find one official bedroom, plus two additional nonconforming rooms perfect for office use, guest rooms, or hobby spaces, along with one full bathroom. A standout feature is the large detached shop, ideal for anyone needing a workspace, storage, or room for projects. The property’s generous lot size provides room for gardening, outdoor activities, or potential future development. Whether you're a buyer seeking affordable living with flexible space or an investor with an eye for opportunity, this property has great bones and plenty of possibilities.

Key facts

• Four spacious lots
• Large detached shop
• Generous lot size

Tags

• FOUR SPACIOUS LOTS
• LARGE DETACHED SHOP
• GENEROUS LOT SIZE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#814 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools F, crime F.
• Hamilton R-II (rural): math 42% / reading 47% proficiency, ranked #102 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($601 loan paydown + $7k appreciation (8.4% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $70,000
• List price: $87,000
• Delta: 24.29%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Locust St	0.40mi	2/1.0 (+1)	990 (-14%)	5mo	$70,000	$71	49

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

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.02×
• Total profit: $49,202
• Equity at exit: $68,324

10-year hold

• IRR: 24.5%
• Equity multiple: 6.52×
• Total profit: $134,552
• Equity at exit: $137,803

Cash invested: $24,360 (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 64649

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $177

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 77%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $87,000 Active 313 DOM
2. 2026-06-17
   days on market $87,000 Active 312 DOM
3. 2026-06-16
   days on market $87,000 Active 311 DOM
4. 2026-06-15
   days on market $87,000 Active 310 DOM
5. 2026-06-13
   days on market $87,000 Active 308 DOM
6. 2026-06-12
   days on market $87,000 Active 307 DOM
7. 2026-06-09
   days on market $87,000 Active 304 DOM
8. 2026-06-08
   days on market $87,000 Active 303 DOM
9. 2026-06-07
   days on market $87,000 Active 302 DOM
10. 2026-06-05
    days on market $87,000 Active 300 DOM
11. 2026-06-04
    days on market $87,000 Active 298 DOM
12. 2026-06-02
    days on market $87,000 Active 297 DOM
13. 2026-06-01
    days on market $87,000 Active 296 DOM
14. 2026-05-31
    days on market $87,000 Active 295 DOM
15. 2026-01-04
    status Active 857-char remark

    Show marketing remark (857 chars)

    Discover the potential in this unique property situated on four spacious lots. Originally a single-wide trailer, this home has been thoughtfully expanded over time with multiple additions built around the original structure, offering ample square footage and versatile living space. Inside, you'll find one official bedroom, plus two additional nonconforming rooms perfect for office use, guest rooms, or hobby spaces, along with one full bathroom. A standout feature is the large detached shop, ideal for anyone needing a workspace, storage, or room for projects. The property’s generous lot size provides room for gardening, outdoor activities, or potential future development. Whether you're a buyer seeking affordable living with flexible space or an investor with an eye for opportunity, this property has great bones and plenty of possibilities.

16. 2025-12-17
    status Pending 857-char remark

    Show marketing remark (857 chars)

    Discover the potential in this unique property situated on four spacious lots. Originally a single-wide trailer, this home has been thoughtfully expanded over time with multiple additions built around the original structure, offering ample square footage and versatile living space. Inside, you'll find one official bedroom, plus two additional nonconforming rooms perfect for office use, guest rooms, or hobby spaces, along with one full bathroom. A standout feature is the large detached shop, ideal for anyone needing a workspace, storage, or room for projects. The property’s generous lot size provides room for gardening, outdoor activities, or potential future development. Whether you're a buyer seeking affordable living with flexible space or an investor with an eye for opportunity, this property has great bones and plenty of possibilities.

17. 2025-10-20
    price $87,000 857-char remark

    Show marketing remark (857 chars)

    Discover the potential in this unique property situated on four spacious lots. Originally a single-wide trailer, this home has been thoughtfully expanded over time with multiple additions built around the original structure, offering ample square footage and versatile living space. Inside, you'll find one official bedroom, plus two additional nonconforming rooms perfect for office use, guest rooms, or hobby spaces, along with one full bathroom. A standout feature is the large detached shop, ideal for anyone needing a workspace, storage, or room for projects. The property’s generous lot size provides room for gardening, outdoor activities, or potential future development. Whether you're a buyer seeking affordable living with flexible space or an investor with an eye for opportunity, this property has great bones and plenty of possibilities.

18. 2025-07-22
    listed $90,000 Active 857-char remark

    Show marketing remark (857 chars)

    Discover the potential in this unique property situated on four spacious lots. Originally a single-wide trailer, this home has been thoughtfully expanded over time with multiple additions built around the original structure, offering ample square footage and versatile living space. Inside, you'll find one official bedroom, plus two additional nonconforming rooms perfect for office use, guest rooms, or hobby spaces, along with one full bathroom. A standout feature is the large detached shop, ideal for anyone needing a workspace, storage, or room for projects. The property’s generous lot size provides room for gardening, outdoor activities, or potential future development. Whether you're a buyer seeking affordable living with flexible space or an investor with an eye for opportunity, this property has great bones and plenty of possibilities.

19. 2017-10-20
    historical
20. 2017-05-23
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $11,817
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,531
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $1,933/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: Hamilton R-II
• NCES district ID: 2913590
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $43,238
• Composite: 37.56/100
• National rank: #4390
• State rank: #102 of 324 in MO

Livability — Kidder

• Score: 53/100
• State rank: #814
• US rank: #24368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kidder, MO
• Population (ZIP): 703

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 353.2052
• 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

+58.2% since first listed

6 events — show timeline

• 2026-01-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $87,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-22 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2017-10-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-05-23 Listed $55,000 Heartland MLS as Distributed by MLS Grid