1239 Maple St · Boonville, MO 65233

$169,900

2 bd · 1.0 ba · 1,618 sqft · Other public records · 21 Days on market

Built 1960 9,900 sqft lot

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly located in Boonville, Missouri, this classic home offers everything you need for comfortable living. With 2 conforming bedrooms and an additional conversion bedroom that can double as an office, gives you plenty of space. The kitchen includes range, oven, refrigerator, double sink that has windows that over look the back yard and a nice view of the woods. The spacious living area makes for a nice spot to relax in this beautiful home. Close to schools and downtown shopping, and all the amenities the town has to offer, as well as the Aquatic Center, and Lion's Park.

Key facts

• Back yard view
• View of the woods
• 9,900 sq ft lot

Tags

• KITCHEN INCLUDES RANGE
• KITCHEN INCLUDES OVEN
• KITCHEN INCLUDES REFRIGERATOR
• KITCHEN INCLUDES DOUBLE SINK
• BACK YARD VIEW
• VIEW OF THE WOODS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Home design: Single family residence; Residential property
• Construction: Finished area above grade 1,644; Finished area below grade 165
• Exterior features: Lot approximately 60 x 165; Zoned City

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator; Disposal
• Heating & cooling: Has heating
• Interior features: Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (31.9% below list).
• Recommended offer: $116k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Boonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,764 (31.9% 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 1960 — 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 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?
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: 0.68% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-34,046
• Equity at exit: $25,333

10-year hold

• IRR: -14.0%
• Equity multiple: 0.20×
• Total profit: $-38,258
• Equity at exit: $14,690

Cash invested: $47,572 (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 65233

• Active inventory: 138
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-101

Break-even live

Break-even rent $1,286

Max offer price $152,052

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-53	+0% $-101	+5% $-149	+10% $-197
Rent	-10% $-192	-5% $-147	+0% $-101	+5% $-55	+10% $-10
Rate	-1.0pp $-15	-0.5pp $-58	base $-101	+0.5pp $-145	+1.0pp $-190

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $169,900 Active 21 DOM
2. 2026-06-18
   days on market $169,900 Active 20 DOM
3. 2026-06-17
   days on market $169,900 Active 19 DOM
4. 2026-06-16
   days on market $169,900 Active 18 DOM
5. 2026-06-15
   days on market $169,900 Active 17 DOM
6. 2026-06-14
   days on market $169,900 Active 15 DOM
7. 2026-06-13
   days on market $169,900 Active 14 DOM
8. 2026-06-10
   days on market $169,900 Active 12 DOM
9. 2026-06-09
   days on market $169,900 Active 11 DOM
10. 2026-06-08
    days on market $169,900 Active 10 DOM
11. 2026-06-07
    days on market $169,900 Active 9 DOM
12. 2026-06-05
    days on market $169,900 Active 6 DOM
13. 2026-06-02
    days on market $169,900 Active 4 DOM
14. 2026-06-01
    days on market $169,900 Active 3 DOM
15. 2026-05-31
    days on market $169,900 Active 2 DOM
16. 2026-05-30
    remarks 580-char remark
17. 2026-05-30
    listed $169,900 Active 1 DOM

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$1,002/yr (+$84/mo · 155.3%)

ⓘ 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 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: $13,892
• − Mortgage interest: −$9,517
• − Property taxes: −$646
• − Insurance: −$850
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,943
• Taxable loss: −$4,286
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $-184/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: 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

5 events — show timeline

• 2026-05-28 Listed $169,900 CMBR
• 2002-02-01 Sold (Public Records) — Public Records
• 2000-08-01 Sold (Public Records) — Public Records
• 1998-10-01 Sold (Public Records) — Public Records
• 1991-01-11 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $646 · +7.7% YoY. Source: county tax records.