1200 Hicks Ave · Golden City, MO 64748

$27,500

2 bd · 1.0 ba · 995 sqft · Other public records · 106 Days on market

Built 1960 0.48 ac lot $28/sqft · 64% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Investors! 1200 Hicks, Golden City, MO AND 500 Lexington, Jasper, MO2 single family homes. Each 2BR 1BA. Each on a corner lot in a small town. Golden City has nearly half acre lot. Each with detached garage. Both updated within the last 15 yrs. Both being sold AS IS.

Key facts

• 2 year old roof
• Central heat and air
• Corner lot

Tags

• CORNER LOT
• CENTRAL HEAT AND AIR
• DETACHED GARAGE
• 2 YEAR OLD ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $28k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#696 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Golden City R-III (rural): math 30% / reading 35% proficiency, ranked #435 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($190 loan paydown + $2k appreciation (8.4% local appreciation)).
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 3.23% ✓
• Cap rate: 29.19%
• Cash-on-cash: 81.79%
• DSCR: 4.64
• GRM: 2.6

CMA / ARV

• ARV (median comp): $76,461
• List price: $27,500
• Delta: -64.03%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 6.90×
• Total profit: $45,420
• Equity at exit: $21,594

10-year hold

• IRR: 86.2%
• Equity multiple: 14.90×
• Total profit: $106,999
• Equity at exit: $43,551

Cash invested: $7,700 (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 64748

• Home prices YoY: 5.7%
• Active inventory: 23
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $525

Break-even live

Break-even rent $224

Max offer price $27,500

Occupancy floor 36%

Sensitivity live

Price	-10% $540	-5% $533	+0% $525	+5% $517	+10% $509
Rent	-10% $455	-5% $490	+0% $525	+5% $560	+10% $595
Rate	-1.0pp $539	-0.5pp $532	base $525	+0.5pp $518	+1.0pp $510

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $27,500 Active 106 DOM
2. 2026-06-18
   days on market $27,500 Active 104 DOM
3. 2026-06-17
   days on market $27,500 Active 103 DOM
4. 2026-06-16
   days on market $27,500 Active 102 DOM
5. 2026-06-15
   days on market $27,500 Active 101 DOM
6. 2026-06-13
   days on market $27,500 Active 99 DOM
7. 2026-06-12
   days on market $27,500 Active 98 DOM
8. 2026-06-09
   days on market $27,500 Active 95 DOM
9. 2026-06-08
   days on market $27,500 Active 94 DOM
10. 2026-06-07
    days on market $27,500 Active 93 DOM
11. 2026-06-05
    days on market $27,500 Active 91 DOM
12. 2026-06-04
    days on market $27,500 Active 89 DOM
13. 2026-06-02
    days on market $27,500 Active 88 DOM
14. 2026-06-01
    days on market $27,500 Active 87 DOM
15. 2026-05-31
    days on market $27,500 Active 86 DOM
16. 2026-03-25
    price $60,000 278-char remark

    Show marketing remark (234 chars)

    Welcome to 1200 Hicks in the quaint little town of Golden City, MO. Sitting on almost . 5-acre corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air, detached 1 car garage, Call for details!

17. 2026-03-25
    price $27,500 234-char remark

    Show marketing remark (234 chars)

    Welcome to 1200 Hicks in the quaint little town of Golden City, MO. Sitting on almost . 5-acre corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air, detached 1 car garage, Call for details!

18. 2026-03-06
    listed $55,000 Active 234-char remark

    Show marketing remark (234 chars)

    Welcome to 1200 Hicks in the quaint little town of Golden City, MO. Sitting on almost . 5-acre corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air, detached 1 car garage, Call for details!

19. 2026-03-05
    listed $115,000 Active 278-char remark

    Show marketing remark (278 chars)

    Attention Investors! 1200 Hicks, Golden City, MO AND 500 Lexington, Jasper, MO2 single family homes. Each 2BR 1BA. Each on a corner lot in a small town. Golden City has nearly half acre lot. Each with detached garage. Both updated within the last 15 yrs. Both being sold AS IS.

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $267 · $22/mo
• Expected delta: +$9/yr (+$1/mo · 3.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,663
• − Mortgage interest: −$1,540
• − Property taxes: −$257
• − Insurance: −$138
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$800
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $4,805/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: Golden City R-III
• NCES district ID: 2912930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $36,261
• Composite: 29.69/100
• National rank: #11740
• State rank: #435 of 535 in MO

Livability — Golden City

• Score: 56/100
• State rank: #696
• US rank: #22723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden City, MO
• Population (ZIP): 1,270

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 154.6946
• 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

-76.1% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $27,500 SOMO
• 2026-03-25 Price Changed $60,000 SOMO
• 2026-03-06 Listed $55,000 SOMO
• 2026-03-05 Listed $115,000 SOMO

Property tax history

+1.4%/yr

Latest (2025): $257 · +15.2% YoY. Source: county tax records.