308 N 16th St · Lexington, MO 64067

$160,000

4 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 66 Days on market

Built 1900 5,271 sqft lot $99/sqft · 20% below area Est $199k · 20% 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
• Cash flow +10.8/30.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 308 N 16th Street, a well-renovated two-story home in the heart of Lexington, MO! This charming property perfectly blends historic character with modern updates for a move-in-ready experience. Step inside to find gleaming, newly refinished hardwood floors in multiple rooms on the main level, new luxury vinyl in the kitchen, and new wood composite flooring upstairs. Crown molding further decorates the entire first floor. The spacious kitchen features brand-new stainless steel appliances, a nicely sized island, updated cabinetry, and stylish finishes — perfect for cooking and entertaining. Well-placed windows permit a view of greenery and the backyard. The home also features a small sunroom adjacent to the living room. Enjoy year-round comfort with a brand-new central A/C system and furnace. The home offers 3 bedrooms upstairs, 1 bedroom/multipurpose room on the first floor, and 2 full baths, one with a hot tub pump. Outside, the corner lot provides curb appeal with a welcoming front porch and cozy back porch that is ideal for morning coffee or evening gatherings. The unfinished basement offers excellent storage potential. Conveniently located near Lexington’s historic downtown, hospital, schools, and parks, this home combines small-town charm with modern comfort!

Key facts

• New luxury vinyl
• Well renovated
• Nicely sized island

Tags

• WELL RENOVATED
• HISTORIC CHARACTER
• NEW LUXURY VINYL
• NEW WOOD COMPOSITE FLOORING
• CROWN MOLDING
• NICELY SIZED ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.3% below list).
• Recommended offer: $131k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% in Lexington — 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 66/100 on livability (#233 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Lexington R-V (town): math 18% / reading 23% proficiency, ranked #300 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 112 units permitted in Lafayette 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.
• Lafayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $160k implies a 449% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,769 (18.3% 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 66 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $198,999
• List price: $160,000
• Delta: -19.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 N 17th St	0.36mi	3/1.5 (-1)	1,656 (+2%)	1mo	$285,000	$172	72
512 Country Club Rd	0.44mi	3/1.0 (-1)	1,592 (-2%)	2mo	$220,000	$138	66
1924 Franklin Ave	0.37mi	3/2.0 (-1)	1,541 (-5%)	10mo	$195,000	$127	62
2111 Franklin Ave	0.47mi	4/2.5	1,395 (-14%)	3mo	$209,000	$150	50
2111 South St	0.50mi	3/2.0 (-1)	1,777 (+10%)	7mo	$289,000	$163	50
510 Country Club Rd	0.43mi	3/1.5 (-1)	1,463 (-10%)	8mo	$240,000	$164	49
10 Creekview Bend N/A	0.58mi	3/2.0 (-1)	1,540 (-5%)	13mo	$279,000	$181	49
21 Country Club Ter	0.46mi	3/1.5 (-1)	1,755 (+8%)	12mo	$264,900	$151	48
2119 South St	0.52mi	3/1.0 (-1)	1,455 (-10%)	3mo	$115,000	$79	47
1 Creekview Bend N/A	0.64mi	3/2.0 (-1)	1,509 (-7%)	12mo	$319,000	$211	44
1849 Oneida St	0.55mi	3/2.0 (-1)	1,400 (-14%)	10mo	$230,000	$164	38
124 S 6th St	0.72mi	3/1.0 (-1)	1,450 (-11%)	3mo	$139,900	$96	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-30,534
• Equity at exit: $23,857

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-32,467
• Equity at exit: $13,834

Cash invested: $44,800 (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 64067

• Home prices YoY: -20.3%
• Active inventory: 43
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-73

Break-even live

Break-even rent $1,400

Max offer price $149,488

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 66 DOM
2. 2026-06-17
   days on market $160,000 Active 65 DOM
3. 2026-06-16
   days on market $160,000 Active 64 DOM
4. 2026-06-15
   days on market $160,000 Active 63 DOM
5. 2026-06-13
   days on market $160,000 Active 61 DOM
6. 2026-06-12
   days on market $160,000 Active 60 DOM
7. 2026-06-09
   days on market $160,000 Active 57 DOM
8. 2026-06-08
   days on market $160,000 Active 56 DOM
9. 2026-06-07
   days on market $160,000 Active 55 DOM
10. 2026-06-05
    days on market $160,000 Active 53 DOM
11. 2026-06-04
    days on market $160,000 Active 51 DOM
12. 2026-06-02
    days on market $160,000 Active 50 DOM
13. 2026-06-01
    days on market $160,000 Active 49 DOM
14. 2026-05-31
    days on market $160,000 Active 48 DOM
15. 2026-05-17
    price $160,000 1305-char remark

    Show marketing remark (1305 chars)

    Welcome to 308 N 16th Street, a well-renovated two-story home in the heart of Lexington, MO! This charming property perfectly blends historic character with modern updates for a move-in-ready experience. Step inside to find gleaming, newly refinished hardwood floors in multiple rooms on the main level, new luxury vinyl in the kitchen, and new wood composite flooring upstairs. Crown molding further decorates the entire first floor. The spacious kitchen features brand-new stainless steel appliances, a nicely sized island, updated cabinetry, and stylish finishes — perfect for cooking and entertaining. Well-placed windows permit a view of greenery and the backyard. The home also features a small sunroom adjacent to the living room. Enjoy year-round comfort with a brand-new central A/C system and furnace. The home offers 3 bedrooms upstairs, 1 bedroom/multipurpose room on the first floor, and 2 full baths, one with a hot tub pump. Outside, the corner lot provides curb appeal with a welcoming front porch and cozy back porch that is ideal for morning coffee or evening gatherings. The unfinished basement offers excellent storage potential. Conveniently located near Lexington’s historic downtown, hospital, schools, and parks, this home combines small-town charm with modern comfort!

16. 2026-04-22
    status Active 1305-char remark

    Show marketing remark (1305 chars)

    Welcome to 308 N 16th Street, a well-renovated two-story home in the heart of Lexington, MO! This charming property perfectly blends historic character with modern updates for a move-in-ready experience. Step inside to find gleaming, newly refinished hardwood floors in multiple rooms on the main level, new luxury vinyl in the kitchen, and new wood composite flooring upstairs. Crown molding further decorates the entire first floor. The spacious kitchen features brand-new stainless steel appliances, a nicely sized island, updated cabinetry, and stylish finishes — perfect for cooking and entertaining. Well-placed windows permit a view of greenery and the backyard. The home also features a small sunroom adjacent to the living room. Enjoy year-round comfort with a brand-new central A/C system and furnace. The home offers 3 bedrooms upstairs, 1 bedroom/multipurpose room on the first floor, and 2 full baths, one with a hot tub pump. Outside, the corner lot provides curb appeal with a welcoming front porch and cozy back porch that is ideal for morning coffee or evening gatherings. The unfinished basement offers excellent storage potential. Conveniently located near Lexington’s historic downtown, hospital, schools, and parks, this home combines small-town charm with modern comfort!

17. 2026-04-16
    status Pending 1305-char remark

    Show marketing remark (1305 chars)

    Welcome to 308 N 16th Street, a well-renovated two-story home in the heart of Lexington, MO! This charming property perfectly blends historic character with modern updates for a move-in-ready experience. Step inside to find gleaming, newly refinished hardwood floors in multiple rooms on the main level, new luxury vinyl in the kitchen, and new wood composite flooring upstairs. Crown molding further decorates the entire first floor. The spacious kitchen features brand-new stainless steel appliances, a nicely sized island, updated cabinetry, and stylish finishes — perfect for cooking and entertaining. Well-placed windows permit a view of greenery and the backyard. The home also features a small sunroom adjacent to the living room. Enjoy year-round comfort with a brand-new central A/C system and furnace. The home offers 3 bedrooms upstairs, 1 bedroom/multipurpose room on the first floor, and 2 full baths, one with a hot tub pump. Outside, the corner lot provides curb appeal with a welcoming front porch and cozy back porch that is ideal for morning coffee or evening gatherings. The unfinished basement offers excellent storage potential. Conveniently located near Lexington’s historic downtown, hospital, schools, and parks, this home combines small-town charm with modern comfort!

18. 2026-04-07
    listed $178,000 Active 1305-char remark

    Show marketing remark (1305 chars)

    Welcome to 308 N 16th Street, a well-renovated two-story home in the heart of Lexington, MO! This charming property perfectly blends historic character with modern updates for a move-in-ready experience. Step inside to find gleaming, newly refinished hardwood floors in multiple rooms on the main level, new luxury vinyl in the kitchen, and new wood composite flooring upstairs. Crown molding further decorates the entire first floor. The spacious kitchen features brand-new stainless steel appliances, a nicely sized island, updated cabinetry, and stylish finishes — perfect for cooking and entertaining. Well-placed windows permit a view of greenery and the backyard. The home also features a small sunroom adjacent to the living room. Enjoy year-round comfort with a brand-new central A/C system and furnace. The home offers 3 bedrooms upstairs, 1 bedroom/multipurpose room on the first floor, and 2 full baths, one with a hot tub pump. Outside, the corner lot provides curb appeal with a welcoming front porch and cozy back porch that is ideal for morning coffee or evening gatherings. The unfinished basement offers excellent storage potential. Conveniently located near Lexington’s historic downtown, hospital, schools, and parks, this home combines small-town charm with modern comfort!

19. 2026-04-01
    historical
20. 2026-03-13
    price $185,000
21. 2026-01-14
    price $198,000
22. 2025-11-06
    listed $208,000 Active
23. 2024-01-24
    soldstatus $29,125
24. 2024-01-23
    soldstatus Closed
25. 2024-01-09
    status Pending
26. 2023-12-16
    price $28,500
27. 2023-11-06
    listed $35,400 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,692
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,655
• Taxable loss: −$3,636
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $1/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: Lexington R-V
• NCES district ID: 2918480
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $46,816
• Composite: 18.01/100
• National rank: #8983
• State rank: #300 of 324 in MO

Livability — Lexington

• Score: 66/100
• State rank: #233
• US rank: #11311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, MO
• Population (ZIP): 5,840

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.63%
• Current HPI: 292.3545
• 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

+352.0% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listed $178,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $198,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Listed $208,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-24 Sold (Public Records) $29,125 Public Records
• 2024-01-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-01-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-16 Price Changed $28,500 Heartland MLS as Distributed by MLS Grid
• 2023-11-06 Listed $35,400 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $302 · +11.9% YoY. Source: county tax records.