310 Spring St · Boonville, MO 65233

$130,000

3 bd · 2.0 ba · 960 sqft · Other public records · 65 Days on market

Built 1840 3,375 sqft lot

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GOOD FOR INVESTMENT - MN-(960) K, LR, 3BR, B, UTR CRAWL AGE-36

Key facts

• Metal roof
• Deck
• Lawn storage shed

Tags

• FENCED BACKYARD
• DECK
• LAWN STORAGE SHED
• WALKING DISTANCE TO DOWNTOWN
• METAL ROOF

Property features AI

Finance

• Financial info: Annual tax approximately $374.03

Exterior

• Home design: Single-family residence; Residential property
• Construction: 720 finished square feet above grade; 720 finished square feet below grade
• Exterior features: Lot dimensions approximately 45 x 75; Zoned res1

Interior

• Kitchen: Range; Oven; Refrigerator
• Heating & cooling: Heating present
• Interior features: Has heating; Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $38 ($454/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 $101k (22.4% below list).
• Recommended offer: $101k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Boonville — 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 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,853 (22.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1840 — 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 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-18,724
• Equity at exit: $19,383

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-13,486
• Equity at exit: $11,240

Cash invested: $36,400 (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 65233

• Active inventory: 138
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $38

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $111	-5% $75	+0% $38	+5% $1	+10% $-192
Rent	-10% $-42	-5% $-2	+0% $38	+5% $78	+10% $118
Rate	-1.0pp $103	-0.5pp $71	base $38	+0.5pp $4	+1.0pp $-30

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 7th St Unit B Boonville, MO	2.0	1.0	700	$1,100	$1.57	45d	1	0.36mi
1214 Commercial St Apt C Boonville, MO	2.0	1.0	850	$850	$1.00	22d	1	0.76mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-03-11
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-10
   listed $130,000 Active
5. 2000-11-01
   soldstatus
6. 1998-04-01
   soldstatus
7. 1998-03-31
   soldstatus 62-char remark

   Show marketing remark (62 chars)

   GOOD FOR INVESTMENT - MN-(960) K, LR, 3BR, B, UTR CRAWL AGE-36

8. 1998-03-31
   soldstatus

   Show marketing remark (62 chars)

   GOOD FOR INVESTMENT - MN-(960) K, LR, 3BR, B, UTR CRAWL AGE-36

9. 1998-03-06
   listed $20,000 62-char remark

   Show marketing remark (62 chars)

   GOOD FOR INVESTMENT - MN-(960) K, LR, 3BR, B, UTR CRAWL AGE-36

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$985/yr (+$82/mo · 357.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,102
• − Mortgage interest: −$7,282
• − Property taxes: −$276
• − Insurance: −$650
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$3,782
• Taxable loss: −$1,824
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $892/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

+550.0% since first listed

9 events — show timeline

• 2026-04-29 Pending — CMBR
• 2026-03-11 Relisted — CMBR
• 2026-02-25 Pending — CMBR
• 2026-02-10 Listed $130,000 CMBR
• 2000-11-01 Sold (Public Records) — Public Records
• 1998-04-01 Sold (Public Records) — Public Records
• 1998-03-31 Sold (Public Records) — Public Records
• 1998-03-31 Sold (MLS) — CBORMLS
• 1998-03-06 Listed $20,000 CBORMLS

Property tax history

+4.1%/yr

Latest (2025): $276 · +7.9% YoY. Source: county tax records.