4 D Pinecrest Rd · Boonville, MO 65233

$179,900

2 bd · 2.0 ba · 1,250 sqft · Condo · 40 Days on market

Built 1977 Fair condition $144/sqft · 11% below area Est $201k · 11% under

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Why this score? — see what drove the F 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 +12.2/15.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +1.5/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY TO ENJOY IN THIS QUIET NEIGHBORHOOD! This 2 BR, 2 BA Slab, Townhouse has 1,263 sq. ft. living space. Enjoy the two-sided fireplace that can be seen from LR or DR. Display your china or collectibles in glass enclosed built-in cabinet. HOA fees are $700 per year. 2-car attached garage has shelving, a closet and access to attic for storage. Home Warranty included.

Key facts

• Extra storage above
• Walk-in shower
• Lots of shelving

Tags

• OPEN 2-SIDED BRICK FIREPLACE
• WALK-IN SHOWER
• LOTS OF SHELVING
• EXTRA STORAGE ABOVE

Property features AI

Finance

• Other: Zoning: R-2

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence; Single-story
• Construction: Above-grade living area approximately 1,250
• Exterior features: Lot roughly 40 x 82; Subdivision: Boonville Village Estates

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator
• Heating & cooling: Heating
• Interior features: Fireplace; Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-700 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 1.6% vs local median 4.6% in Boonville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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: HOA is 52% of rent.

Recommended offer $174,503 (3.0% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 1.62%
• Cash-on-cash: -16.69%
• DSCR: 0.26
• GRM: 7.3

CMA / ARV

• ARV (median comp): $201,040
• List price: $179,900
• Delta: -7.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -48.2%
• Equity multiple: -0.45×
• Total profit: $-73,073
• Equity at exit: $26,824

10-year hold

• IRR: -87.3%
• Equity multiple: -1.35×
• Total profit: $-118,278
• Equity at exit: $15,554

Cash invested: $50,372 (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 65233

• Active inventory: 138
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA est. from 1 same-building comp: −$1,070
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-700

Break-even live

Break-even rent $2,928

Max offer price $78,548

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	13d	1	0.65mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	13d	1	0.67mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $179,900 Active 40 DOM
2. 2026-06-18
   days on market $179,900 Active 39 DOM
3. 2026-06-17
   price $179,900 Active 38 DOM
4. 2026-06-17
   days on market $185,000 Active 38 DOM
5. 2026-06-16
   days on market $185,000 Active 37 DOM
6. 2026-06-15
   days on market $185,000 Active 36 DOM
7. 2026-06-14
   days on market $185,000 Active 34 DOM
8. 2026-06-13
   days on market $185,000 Active 33 DOM
9. 2026-06-10
   days on market $185,000 Active 31 DOM
10. 2026-06-09
    days on market $185,000 Active 30 DOM
11. 2026-06-08
    days on market $185,000 Active 29 DOM
12. 2026-06-07
    days on market $185,000 Active 28 DOM
13. 2026-06-05
    days on market $185,000 Active 25 DOM
14. 2026-06-02
    days on market $185,000 Active 23 DOM
15. 2026-06-01
    days on market $185,000 Active 22 DOM
16. 2026-05-31
    days on market $185,000 Active 21 DOM
17. 2026-05-30
    days on market $185,000 Active 20 DOM
18. 2026-05-11
    listed $185,000 Active 467-char remark
19. 2012-02-17
    soldstatus 369-char remark

    Show marketing remark (369 chars)

    READY TO ENJOY IN THIS QUIET NEIGHBORHOOD! This 2 BR, 2 BA Slab, Townhouse has 1,263 sq. ft. living space. Enjoy the two-sided fireplace that can be seen from LR or DR. Display your china or collectibles in glass enclosed built-in cabinet. HOA fees are $700 per year. 2-car attached garage has shelving, a closet and access to attic for storage. Home Warranty included.

20. 2011-09-20
    listed $89,000 369-char remark

    Show marketing remark (369 chars)

    READY TO ENJOY IN THIS QUIET NEIGHBORHOOD! This 2 BR, 2 BA Slab, Townhouse has 1,263 sq. ft. living space. Enjoy the two-sided fireplace that can be seen from LR or DR. Display your china or collectibles in glass enclosed built-in cabinet. HOA fees are $700 per year. 2-car attached garage has shelving, a closet and access to attic for storage. Home Warranty included.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $24,499
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$12,840
• − Depreciation: −$5,233
• Taxable loss: −$11,170
• Est. tax savings @ 24.0%: +$2,681
• After-tax cash flow: $-5,724/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bathroom condo requires moderate renovations to update the kitchen and bathrooms, which will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — basic and worn
• Major bathroom tile — dated and worn

Value-add opportunities

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms will attract more buyers
• Both paint interior walls and repair windows — improving the interior and exterior will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · basic and worn	Major	$15,000–50,000
bathroom tile · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms will attract more buyers ↑
• Both paint interior walls and repair windows — improving the interior and exterior will increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

+102.1% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $179,900 CMBR
• 2026-05-11 Listed $185,000 CMBR
• 2012-02-17 Sold (MLS) — CMBR
• 2011-09-20 Listed $89,000 CMBR