27691 Longview Ln · Seligman, MO 65745

$225,000

3 bd · 2.5 ba · 1,980 sqft · Other · 181 Days on market

Built 2002 1.11 ac lot $114/sqft · 7% above area Est $209k · 7% over ↓ 13% since listing

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Why this score? — see what drove the F 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).

• Appreciation +8.2/10.0
• Cash flow +6.9/30.0
• ARV discount +4.1/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.1/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today. Room measurements are estimates only.

Key facts

• Formal living area
• Formal dining
• 1 acre

Tags

• 1 ACRE
• OUT BUILDINGS
• FORMAL LIVING AREA
• FORMAL DINING
• KITCHEN WITH BREAKFAST AREA
• SITTING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (43.7% below list).
• Recommended offer: $127k (43.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#274 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southwest Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 347 students, 64% FRL); Southwest Middle (math 18% / reading 28%, grade F, #330 of 391 statewide, top 84%, 219 students, 61% FRL); Southwest High (math 17% / reading 54%, grade F, #314 of 521 statewide, top 61%, 262 students, 56% FRL).
• Market conditions: 36 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $15k appreciation (6.5% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,752 (43.7% 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 181 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. 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: 0.56% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 14.8

CMA / ARV

• ARV (median comp): $209,360
• List price: $225,000
• Delta: 7.47%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.79×
• Total profit: $49,605
• Equity at exit: $148,203

10-year hold

• IRR: 12.2%
• Equity multiple: 3.56×
• Total profit: $161,099
• Equity at exit: $274,796

Cash invested: $63,000 (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 65745

• Home prices YoY: 2.9%
• Active inventory: 36
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-339

Break-even live

Break-even rent $1,697

Max offer price $165,095

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-275	+0% $-339	+5% $-403	+10% $-466
Rent	-10% $-439	-5% $-389	+0% $-339	+5% $-289	+10% $-239
Rate	-1.0pp $-226	-0.5pp $-282	base $-339	+0.5pp $-397	+1.0pp $-457

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $225,000 Active 181 DOM
2. 2026-06-18
   days on market $225,000 Active 178 DOM
3. 2026-06-17
   days on market $225,000 Active 177 DOM
4. 2026-06-16
   days on market $225,000 Active 176 DOM
5. 2026-06-15
   days on market $225,000 Active 175 DOM
6. 2026-06-14
   days on market $225,000 Active 173 DOM
7. 2026-06-13
   days on market $225,000 Active 172 DOM
8. 2026-06-10
   days on market $225,000 Active 170 DOM
9. 2026-06-09
   days on market $225,000 Active 169 DOM
10. 2026-06-08
    days on market $225,000 Active 168 DOM
11. 2026-06-07
    days on market $225,000 Active 167 DOM
12. 2026-06-03
    days on market $225,000 Active 163 DOM
13. 2026-06-03
    price $225,000 Active 162 DOM
14. 2026-06-02
    days on market $240,000 Active 162 DOM
15. 2026-06-01
    days on market $240,000 Active 161 DOM
16. 2026-05-31
    days on market $240,000 Active 160 DOM
17. 2026-05-31
    days on market $240,000 Active 159 DOM
18. 2026-04-23
    price $240,000 786-char remark

    Show marketing remark (748 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today

19. 2026-04-23
    price $240,000 748-char remark

    Show marketing remark (748 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today

20. 2026-03-06
    price $255,000 748-char remark

    Show marketing remark (786 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today. Room measurements are estimates only.

21. 2026-03-06
    price $255,000 786-char remark

    Show marketing remark (786 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today. Room measurements are estimates only.

22. 2026-02-10
    price $265,000 748-char remark

    Show marketing remark (786 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today. Room measurements are estimates only.

23. 2026-02-10
    price $265,000 786-char remark

    Show marketing remark (786 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today. Room measurements are estimates only.

24. 2025-12-22
    listed $275,000 Active 786-char remark

    Show marketing remark (748 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today

25. 2025-12-22
    listed $275,000 Active 748-char remark

    Show marketing remark (748 chars)

    Looking for a home that has at least an acre and no restrictions? This really nice 2 story home with 1 acre and some out buildings may just be what you are looking for. The main level offers a formal living area, 1/2 bath, formal dining, kitchen with breakfast area and another living area. Upstairs are 3 bedrooms with the primary bedroom including a sitting area/office/or nursery, large primary bath with a garden tub and shower. The other 2 bedrooms are nice sized and there is another full bath. Wonderful front covered porch, 2 car garage/carport plus an additional carport with another outbuilding that was used for a variety of different reasons. Plenty of room if you want some animals. Come and see this well taken care of property today

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,381/yr (+$115/mo · 172.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,210
• − Mortgage interest: −$12,603
• − Property taxes: −$801
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$6,545
• Taxable loss: −$8,299
• Est. tax savings @ 24.0%: +$1,992
• After-tax cash flow: $-2,078/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: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

Livability — Seligman

• Score: 65/100
• State rank: #274
• US rank: #12859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,230

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 227.5875
• 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

-12.7% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $240,000 SOMO
• 2026-04-23 Price Changed $240,000 NWARMLS
• 2026-03-06 Price Changed $255,000 NWARMLS
• 2026-03-06 Price Changed $255,000 SOMO
• 2026-02-10 Price Changed $265,000 NWARMLS
• 2026-02-10 Price Changed $265,000 SOMO
• 2025-12-22 Listed $275,000 NWARMLS
• 2025-12-22 Listed $275,000 SOMO

Property tax history

+3.1%/yr

Latest (2025): $801 · +8.3% YoY. Source: county tax records.