33445 Maple St · Advance, MO 63730

$145,000

3 bd · 1.5 ba · 1,250 sqft · Other public records · 167 Days on market

Built 1970 0.59 ac lot $116/sqft · at area comps Est $186k · 22% 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
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Beautifully Updated 4-Bedroom Home in Parkview Acres – Advance, MO Welcome to this fully updated 4-bedroom, 1.5-bathroom home offering over 1,600 sq. ft. of comfortable living space in Parkview Acres subdivision. This property sits on a spacious 0.594-acre lot, providing the perfect blend of space and functionality. Step inside to find a bright, modern interior featuring newer flooring, fresh paint, updated trim, and contemporary finishes throughout. The floor plan offers plenty of room for both relaxation and entertaining, with a large living area and an inviting kitchen ready for your favorite meals and gatherings. A 16' x 16' storage shed and an 18' x 28' detached garage provide excellent space for hobbies, tools, and vehicles. This well-maintained property is move-in ready and offers a peaceful neighborhood setting while still being conveniently close to schools, shops, and local amenities. Schedule your showing today — this one won’t last long!

Key facts

• Spacious lot
• Storage shed
• Updated interior

Tags

• UPDATED INTERIOR
• SPACIOUS LOT
• STORAGE SHED
• DETACHED GARAGE
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (37.2% below list).
• Recommended offer: $91k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#346 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Advance R-IV (rural): math 46% / reading 53% proficiency, ranked #55 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Stoddard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,067 (37.2% 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 167 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 13.3

CMA / ARV

• ARV (median comp): $186,157
• List price: $145,000
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $70,113
• Equity at exit: $130,627

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $213,227
• Equity at exit: $281,703

Cash invested: $40,600 (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 63730

• Home prices YoY: 33.1%
• Active inventory: 6
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-138

Break-even live

Break-even rent $1,085

Max offer price $120,639

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 167 DOM
2. 2026-06-17
   days on market $145,000 Active 166 DOM
3. 2026-06-16
   days on market $145,000 Active 165 DOM
4. 2026-06-15
   days on market $145,000 Active 164 DOM
5. 2026-06-13
   days on market $145,000 Active 162 DOM
6. 2026-06-12
   days on market $145,000 Active 161 DOM
7. 2026-06-09
   days on market $145,000 Active 158 DOM
8. 2026-06-08
   days on market $145,000 Active 157 DOM
9. 2026-06-07
   days on market $145,000 Active 156 DOM
10. 2026-06-07
    days on market $145,000 Active 155 DOM
11. 2026-06-04
    days on market $145,000 Active 152 DOM
12. 2026-06-02
    days on market $145,000 Active 151 DOM
13. 2026-06-01
    days on market $145,000 Active 150 DOM
14. 2026-05-31
    days on market $145,000 Active 149 DOM
15. 2026-01-02
    listed $145,000 Active 981-char remark

    Show marketing remark (981 chars)

    Beautifully Updated 4-Bedroom Home in Parkview Acres – Advance, MO Welcome to this fully updated 4-bedroom, 1.5-bathroom home offering over 1,600 sq. ft. of comfortable living space in Parkview Acres subdivision. This property sits on a spacious 0.594-acre lot, providing the perfect blend of space and functionality. Step inside to find a bright, modern interior featuring newer flooring, fresh paint, updated trim, and contemporary finishes throughout. The floor plan offers plenty of room for both relaxation and entertaining, with a large living area and an inviting kitchen ready for your favorite meals and gatherings. A 16' x 16' storage shed and an 18' x 28' detached garage provide excellent space for hobbies, tools, and vehicles. This well-maintained property is move-in ready and offers a peaceful neighborhood setting while still being conveniently close to schools, shops, and local amenities. Schedule your showing today — this one won’t last long!

16. 2025-11-11
    listed $145,000 Active
17. 2024-11-05
    historical
18. 2024-09-10
    listed $129,000 Active

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$968/yr (+$81/mo · 221.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,928
• − Mortgage interest: −$8,122
• − Property taxes: −$438
• − Insurance: −$725
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$4,218
• Taxable loss: −$4,324
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $-617/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: Advance R-IV
• NCES district ID: 2902880
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $37,982
• Composite: 41.2/100
• National rank: #3541
• State rank: #55 of 324 in MO

Livability — Advance

• Score: 63/100
• State rank: #346
• US rank: #15586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,667

Population outlook (Stoddard County) Hauer SSP2

• Today (2025): 29,096 people
• By 2030: 28,478 · -2.1%
• By 2040: 27,073 · -7.0%
• By 2050: 25,512 · -12.3%
• By 2075: 21,740 · -25.3%
• By 2100: 17,841 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stoddard

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.7%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.8pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.0 2016: R+69.3 2012: R+49.3 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.06%
• Current HPI: 225.37
• 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

+12.4% since first listed

4 events — show timeline

• 2026-01-02 Listed $145,000 MARIS as Distributed by MLS Grid
• 2025-11-11 Listed $145,000 MARIS as Distributed by MLS Grid
• 2024-11-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-10 Listed $129,000 MARIS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $438 · +6.2% YoY. Source: county tax records.