1212 E Normal St · Kirksville, MO 63501

$140,000

3 bd · 3.0 ba · 1,839 sqft · SingleFamily public records · 25 Days on market

Built 1957 7,400 sqft lot $76/sqft · 6% below area Est $150k · 7% under ↓ 7% since listing

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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 +18.4/30.0
• ARV discount +10.6/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YESTERDAY meets TODAY equals YOUR FUTURE HOME! CHARM and CHARACTER of Yesterday can be found with the beautiful hardwood floors, gas fireplace, and multiple built ins. Totally remodeled kitchen, updated bathrooms, newer HVAC system, and newer windows bring this immaculate home into the comforts of today! Sitting on a corner lot with a fenced in back yard with a park like setting close to Brashear Park, Truman State University, and Kirksville R-3 schools, this property is a one of a kind find. Call or text Mark at 660-341-4527 for your private showing.

Key facts

• 7,400 sq ft lot
• Garage
• Built 1957

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; One story; Located in Adams Addition subdivision
• Construction: Frame and Masonite construction
• Exterior features: Storm door(s); Wood fencing; Asphalt roof

Interior

• Kitchen: Dishwasher; Gas range and gas oven; Refrigerator
• Flooring: Hardwood; Ceramic tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: Gas fireplace (1) with gas starter
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (9.2% below list).
• Recommended offer: $127k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.2% in Kirksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#211 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools C-, crime D, amenities F.
• Kirksville R-III (town): math 31% / reading 45% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 234 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,140 (9.2% below list)

Questions for the listing agent

1. Built in 1957 — 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. Crime grade is D 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?
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: 0.91% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $150,373
• List price: $140,000
• Delta: -6.90%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Randolph	0.17mi	4/2.0 (+1)	1,892 (+3%)	10mo	$147,500	$78	70

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

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-14,560
• Equity at exit: $20,874

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,968
• Equity at exit: $12,105

Cash invested: $39,200 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $132

Break-even live

Break-even rent $1,105

Max offer price $140,000

Occupancy floor 85%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   status $140,000 Pending 25 DOM
2. 2026-06-01
   days on market $140,000 Active 25 DOM
3. 2026-05-31
   days on market $140,000 Active 24 DOM
4. 2026-05-31
   days on market $140,000 Active 23 DOM
5. 2026-05-07
   listed $140,000 Active 565-char remark
6. 2017-09-05
   soldstatus 559-char remark

   Show marketing remark (559 chars)

   YESTERDAY meets TODAY equals YOUR FUTURE HOME! CHARM and CHARACTER of Yesterday can be found with the beautiful hardwood floors, gas fireplace, and multiple built ins. Totally remodeled kitchen, updated bathrooms, newer HVAC system, and newer windows bring this immaculate home into the comforts of today! Sitting on a corner lot with a fenced in back yard with a park like setting close to Brashear Park, Truman State University, and Kirksville R-3 schools, this property is a one of a kind find. Call or text Mark at 660-341-4527 for your private showing.

7. 2017-07-10
   listed $149,900 559-char remark

   Show marketing remark (559 chars)

   YESTERDAY meets TODAY equals YOUR FUTURE HOME! CHARM and CHARACTER of Yesterday can be found with the beautiful hardwood floors, gas fireplace, and multiple built ins. Totally remodeled kitchen, updated bathrooms, newer HVAC system, and newer windows bring this immaculate home into the comforts of today! Sitting on a corner lot with a fenced in back yard with a park like setting close to Brashear Park, Truman State University, and Kirksville R-3 schools, this property is a one of a kind find. Call or text Mark at 660-341-4527 for your private showing.

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$397/yr (+$33/mo · 41.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,257
• − Mortgage interest: −$7,842
• − Property taxes: −$961
• − Insurance: −$700
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,073
• Taxable loss: −$760
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,764/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: Kirksville R-III
• NCES district ID: 2916740
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $33,570
• Composite: 31.21/100
• National rank: #6037
• State rank: #194 of 324 in MO

Livability — Kirksville

• Score: 67/100
• State rank: #211
• US rank: #10590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirksville, MO
• County: Adair County · 21,218 people
• City population: 21,218
• Metro: Kirksville, MO
• Population (ZIP): 21,218
• Household income: $60,729
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 702.0

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.58%
• Current HPI: 168.7332
• Rent YoY: ▲ 2.82%
• Metro: Kirksville, MO
• 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

-6.6% since first listed

4 events — show timeline

• 2026-06-01 Pending — NECAR
• 2026-05-07 Listed $140,000 NECAR
• 2017-09-05 Sold (MLS) — NECAR
• 2017-07-10 Listed $149,900 NECAR

Property tax history

+1.7%/yr

Latest (2025): $961 · +9.0% YoY. Source: county tax records.