213 S Main St · Licking, MO 65542

$109,900

3 bd · 1.0 ba · 1,300 sqft · Other public records · 81 Days on market

Built 1940 0.40 ac lot $85/sqft · 25% below area Est $146k · 25% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Native Ozarks Giraffe Stone 2 bedroom, 1 bath cottage with many upgrades in recent years. Conveniently located on Main Street in Licking, MO, this charming home offers a large living room, formal dining room, eat-in kitchen with beautiful wood floors, oversized laundry room with abundant storage space, and covered front and rear porches. Detached carport and newer shed building for added convenience. Situated on a . 40 acre city lot, there is plenty of space and perfect garden spot. Within walking distance to shopping, schools and parks. Possible commercial use, AirBnB, or office space. Short drive to Montauk State Park, Current River, Piney River and near 1000's of acres of National Forest Land for hiking and outdoor enjoyment.

Key facts

• Covered front porch
• Formal dining room
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• OVERSIZED LAUNDRY ROOM
• ABUNDANT STORAGE SPACE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $187 ($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 $105k (4.0% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.3% in Licking — 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 65/100 on livability (#265 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Licking R-VIII (rural): math 30% / reading 44% proficiency, ranked #203 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $4k appreciation (3.2% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1940 — 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. 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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $146,474
• List price: $109,900
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.85×
• Total profit: $26,242
• Equity at exit: $50,625

10-year hold

• IRR: 16.4%
• Equity multiple: 3.45×
• Total profit: $75,258
• Equity at exit: $78,971

Cash invested: $30,772 (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 65542

• Home prices YoY: 1.4%
• Active inventory: 50
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $187

Break-even live

Break-even rent $818

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $249	-5% $218	+0% $187	+5% $156	+10% $125
Rent	-10% $104	-5% $145	+0% $187	+5% $229	+10% $270
Rate	-1.0pp $243	-0.5pp $215	base $187	+0.5pp $159	+1.0pp $130

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   pricedays on market $109,900 Active 81 DOM
2. 2026-06-18
   days on market $119,900 Active 79 DOM
3. 2026-06-17
   days on market $119,900 Active 78 DOM
4. 2026-06-16
   days on market $119,900 Active 77 DOM
5. 2026-06-15
   days on market $119,900 Active 76 DOM
6. 2026-06-13
   days on market $119,900 Active 74 DOM
7. 2026-06-12
   days on market $119,900 Active 73 DOM
8. 2026-06-09
   days on market $119,900 Active 70 DOM
9. 2026-06-08
   days on market $119,900 Active 69 DOM
10. 2026-06-07
    days on market $119,900 Active 68 DOM
11. 2026-06-07
    days on market $119,900 Active 67 DOM
12. 2026-06-04
    days on market $119,900 Active 64 DOM
13. 2026-06-02
    days on market $119,900 Active 63 DOM
14. 2026-06-01
    days on market $119,900 Active 62 DOM
15. 2026-05-31
    days on market $119,900 Active 61 DOM
16. 2026-03-31
    listed $119,900 Active 738-char remark

    Show marketing remark (738 chars)

    Native Ozarks Giraffe Stone 2 bedroom, 1 bath cottage with many upgrades in recent years. Conveniently located on Main Street in Licking, MO, this charming home offers a large living room, formal dining room, eat-in kitchen with beautiful wood floors, oversized laundry room with abundant storage space, and covered front and rear porches. Detached carport and newer shed building for added convenience. Situated on a . 40 acre city lot, there is plenty of space and perfect garden spot. Within walking distance to shopping, schools and parks. Possible commercial use, AirBnB, or office space. Short drive to Montauk State Park, Current River, Piney River and near 1000's of acres of National Forest Land for hiking and outdoor enjoyment.

17. 2024-07-12
    soldstatus Closed 485-char remark

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

18. 2024-07-12
    soldstatus Closed

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

19. 2024-06-25
    status Pending
20. 2024-06-20
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

21. 2024-06-12
    price $99,900 485-char remark

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

22. 2024-06-12
    price $99,900

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

23. 2024-02-23
    price $112,900

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

24. 2024-02-23
    price $112,900 485-char remark

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

25. 2023-11-10
    listed $128,900 Active

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

26. 2023-11-10
    listed $128,900 Active 485-char remark

    Show marketing remark (485 chars)

    Native stone 2 bedroom, 1 bath, renovated cottage on main. Large living room, formal dining, eat-in kitchen, wood floors, pantry, laundry room, covered front porch, sits on .40 acre m/l lot inside city limits. Storage unit and large back yard. Walking distance to shopping, school, parks. Commercial use possibly, Airbnb, office, do your own due diligence. Short drive to Montauk State Trout Park, Current River, Piney River, National Forest with miles of hiking and hunting enjoyment.

27. 2013-04-29
    soldstatus
28. 2013-02-21
    listed $35,900

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$777/yr (+$65/mo · 268.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,659
• − Mortgage interest: −$6,156
• − Property taxes: −$289
• − Insurance: −$550
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,197
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,140/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: Licking R-VIII
• NCES district ID: 2918600
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,880
• Composite: 30.41/100
• National rank: #6248
• State rank: #203 of 324 in MO

Livability — Licking

• Score: 65/100
• State rank: #265
• US rank: #12566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Licking, MO
• Population (ZIP): 6,921

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 228.0581
• 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

+234.0% since first listed

13 events — show timeline

• 2026-03-31 Listed $119,900 SOMO
• 2024-07-12 Sold (MLS) — SOMO
• 2024-07-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-06-25 Pending — SOMO
• 2024-06-20 Pending — MARIS as Distributed by MLS Grid
• 2024-06-12 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2024-06-12 Price Changed $99,900 SOMO
• 2024-02-23 Price Changed $112,900 SOMO
• 2024-02-23 Price Changed $112,900 MARIS as Distributed by MLS Grid
• 2023-11-10 Listed $128,900 SOMO
• 2023-11-10 Listed $128,900 MARIS as Distributed by MLS Grid
• 2013-04-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-02-21 Listed $35,900 MARIS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $289 · -1.0% YoY. Source: county tax records.