211 W Austin St · Bolivar, MO 65613

$87,400

3 bd · 3.0 ba · 1,023 sqft · Other public records · 77 Days on market

Built 1922 0.37 ac lot $85/sqft · 36% below area Est $164k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 211 W Austin in Bolivar, MO! This classic Craftsman-style brick home is full of character and ready for its next chapter. Situated on a large lot and zoned R-3, this property offers incredible potential for homeowners and savvy investors alike. Featuring 3 bedrooms and 2 full bathrooms, this charming fixer upper still showcases much of its original woodwork and architectural details that make Craftsman homes so desirable. With solid all-brick construction and timeless curb appeal, the bones are here -- it simply needs vision, updates, and a little love (and paint) to restore it to its former glory. The unfinished attic provides exciting expansion potential and could be transformed into a true primary suite, additional living space, or creative flex area. Some updates have been made over time; buyers are encouraged to verify all improvements and zoning possibilities. Whether you're searching for an investment property in Bolivar, a renovation project, or a historic home to customize and make your own, this R-3 zoned property offers flexibility and long-term upside. Don't miss your chance to unlock the potential at 211 W Austin -- schedule your showing today.

Key facts

• Large lot
• Zoned r-3
• Original woodwork

Tags

• CRAFTSMAN STYLE
• LARGE LOT
• ZONED R-3
• ORIGINAL WOODWORK
• ARCHITECTURAL DETAILS
• SOLID ALL BRICK CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.0% in Bolivar — 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 (#215 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Bolivar R-I (town): math 42% / reading 48% proficiency, ranked #101 of 324 in MO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 188 units permitted in Polk County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $604 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,156 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $164,340
• List price: $87,400
• Delta: -46.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $12,174
• Equity at exit: $13,032

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $44,475
• Equity at exit: $7,557

Cash invested: $24,472 (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 65613

• Home prices YoY: -9.7%
• Active inventory: 200
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$458
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $414

Break-even live

Break-even rent $698

Max offer price $87,400

Occupancy floor 61%

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: $21,850
• Closing costs: $2,622
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 E Walnut St Unit NA Bolivar, MO	4.0	1.0	1292	$1,300	$1.01	43d	1	0.26mi
1623 S Pike Ave Unit FF Bolivar, MO	2.0	2.0	750	$950	$1.27	21d	1	0.65mi
675 Joycee Ln Bolivar, MO	3.0	2.0	1250	$1,350	$1.08	13d	1	0.91mi
521 E Summit St Bolivar, MO	2.0	1.0	950	$1,000	$1.05	13d	1	0.93mi
715 E Vivian St Bolivar, MO	3.0	2.0	1418	$1,595	$1.12	43d	1	1.05mi
725 E Vivian St Bolivar, MO	3.0	2.0	1418	$1,595	$1.12	43d	1	1.05mi
740 E Forest St Bolivar, MO	3.0	2.0	1418	$1,795	$1.27	43d	1	1.23mi
919 W Stewart St #921 Bolivar, MO	3.0	2.0	1153	$1,200	$1.04	13d	1	1.42mi
2625 S Cheri Dr Bolivar, MO	3.0	2.0	1335	$1,445	$1.08	43d	1	1.43mi
642 Morgan St Unit 640 Bolivar, MO	3.0	2.0	1250	$1,250	$1.00	13d	1	1.44mi

Listing history 5 events

1. 2026-05-15
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Opportunity knocks at 211 W Austin in Bolivar, MO! This classic Craftsman-style brick home is full of character and ready for its next chapter. Situated on a large lot and zoned R-3, this property offers incredible potential for homeowners and savvy investors alike. Featuring 3 bedrooms and 2 full bathrooms, this charming fixer upper still showcases much of its original woodwork and architectural details that make Craftsman homes so desirable. With solid all-brick construction and timeless curb appeal, the bones are here -- it simply needs vision, updates, and a little love (and paint) to restore it to its former glory. The unfinished attic provides exciting expansion potential and could be transformed into a true primary suite, additional living space, or creative flex area. Some updates have been made over time; buyers are encouraged to verify all improvements and zoning possibilities. Whether you're searching for an investment property in Bolivar, a renovation project, or a historic home to customize and make your own, this R-3 zoned property offers flexibility and long-term upside. Don't miss your chance to unlock the potential at 211 W Austin -- schedule your showing today.

2. 2026-04-06
   price $87,400 1197-char remark

   Show marketing remark (1197 chars)

   Opportunity knocks at 211 W Austin in Bolivar, MO! This classic Craftsman-style brick home is full of character and ready for its next chapter. Situated on a large lot and zoned R-3, this property offers incredible potential for homeowners and savvy investors alike. Featuring 3 bedrooms and 2 full bathrooms, this charming fixer upper still showcases much of its original woodwork and architectural details that make Craftsman homes so desirable. With solid all-brick construction and timeless curb appeal, the bones are here -- it simply needs vision, updates, and a little love (and paint) to restore it to its former glory. The unfinished attic provides exciting expansion potential and could be transformed into a true primary suite, additional living space, or creative flex area. Some updates have been made over time; buyers are encouraged to verify all improvements and zoning possibilities. Whether you're searching for an investment property in Bolivar, a renovation project, or a historic home to customize and make your own, this R-3 zoned property offers flexibility and long-term upside. Don't miss your chance to unlock the potential at 211 W Austin -- schedule your showing today.

3. 2026-02-27
   listed $89,900 Active 1197-char remark

   Show marketing remark (1197 chars)

   Opportunity knocks at 211 W Austin in Bolivar, MO! This classic Craftsman-style brick home is full of character and ready for its next chapter. Situated on a large lot and zoned R-3, this property offers incredible potential for homeowners and savvy investors alike. Featuring 3 bedrooms and 2 full bathrooms, this charming fixer upper still showcases much of its original woodwork and architectural details that make Craftsman homes so desirable. With solid all-brick construction and timeless curb appeal, the bones are here -- it simply needs vision, updates, and a little love (and paint) to restore it to its former glory. The unfinished attic provides exciting expansion potential and could be transformed into a true primary suite, additional living space, or creative flex area. Some updates have been made over time; buyers are encouraged to verify all improvements and zoning possibilities. Whether you're searching for an investment property in Bolivar, a renovation project, or a historic home to customize and make your own, this R-3 zoned property offers flexibility and long-term upside. Don't miss your chance to unlock the potential at 211 W Austin -- schedule your showing today.

4. 2020-09-09
   soldstatus
5. 2015-07-09
   listed $69,900

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $848 · $71/mo
• Expected delta: +$167/yr (+$14/mo · 24.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,662
• − Mortgage interest: −$4,896
• − Property taxes: −$681
• − Insurance: −$437
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,543
• Taxable income: $3,760
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,062/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: Bolivar R-I
• NCES district ID: 2905370
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $40,332
• Composite: 37.7/100
• National rank: #4359
• State rank: #101 of 324 in MO

Livability — Bolivar

• Score: 67/100
• State rank: #215
• US rank: #10664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolivar, MO
• County: Polk County · 17,666 people
• City population: 17,666
• Metro: Springfield, MO
• Population (ZIP): 17,666
• Household income: $59,172
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 328.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,229 people
• By 2030: 31,227 · +-0.0%
• By 2040: 31,104 · -0.4%
• By 2050: 30,553 · -2.2%
• By 2075: 29,332 · -6.1%
• By 2100: 26,387 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.1%
• 2008→2024 swing: -29.5pp toward R · 2008: -32.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.5 2016: R+56.9 2012: R+43.2 2008: R+32.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.90%
• Current HPI: 251.2475
• Rent YoY: —
• Metro: Springfield, 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

+25.0% since first listed

5 events — show timeline

• 2026-05-15 Pending — SOMO
• 2026-04-06 Price Changed $87,400 SOMO
• 2026-02-27 Listed $89,900 SOMO
• 2020-09-09 Sold (Public Records) — Public Records
• 2015-07-09 Listed $69,900 SOMO

Property tax history

+10.9%/yr

Latest (2024): $681 · +0.6% YoY. Source: county tax records.