1471 SW 58 Hwy · Holden, MO 64061

$172,500

3 bd · 2.0 ba · 1,536 sqft · Other public records · 178 Days on market

Built 1910 5.14 ac lot $112/sqft · 55% below area ↓ 37% 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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

Key facts

• Barn
• Garage apartment
• 5 acres

Tags

• 5 ACRES
• BARN
• GARAGE APARTMENT

🏷️ Possibly a rental listed for sale. The $172,500 price doesn't fit this home's estimated sale value (~$373,743) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $172k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (29.6% below list).
• Recommended offer: $121k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.6% in Holden — 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 69/100 on livability (#167 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Kingsville R-I (rural): math 25% / reading 35% proficiency, ranked #445 of 535 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $102k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,467 (29.6% 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 178 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $373,743
• List price: $172,500
• Delta: -53.85%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-32,860
• Equity at exit: $25,720

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-35,151
• Equity at exit: $14,915

Cash invested: $48,300 (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 64061

• Home prices YoY: -11.2%
• Active inventory: 13
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-76

Break-even live

Break-even rent $1,311

Max offer price $159,103

Occupancy floor —

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-31
   status $172,500 Pending 178 DOM
2. 2026-05-14
   status Active 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

3. 2026-05-14
   price $172,500 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

4. 2026-05-05
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

5. 2026-04-20
   price $179,000 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

6. 2026-04-08
   price $195,000 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

7. 2026-03-23
   price $215,000 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

8. 2026-03-05
   price $238,400 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

9. 2026-02-16
   price $245,500 352-char remark

   Show marketing remark (352 chars)

   Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

10. 2026-02-02
    price $249,500 352-char remark

    Show marketing remark (352 chars)

    Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

11. 2026-01-03
    price $258,500 352-char remark

    Show marketing remark (352 chars)

    Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

12. 2025-11-24
    listed $275,000 Active 352-char remark

    Show marketing remark (352 chars)

    Charming Old Homestead on 5 Acres. Includes: 1 1/2 story 3-bed farmhouse, plumbed for HVAC including all ducts (just needs units), barn & detached garage. Also includes a separate 2 bedroom, 1 bath home with living room, kitchen & laundry facilities. Currently rents for $675/month (1473 SW 58 Hwy). Seller will consider splitting property.

13. 2000-12-01
    soldstatus
14. 2000-07-01
    soldstatus
15. 2000-06-01
    soldstatus

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$966/yr (+$80/mo · 136.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,576
• − Mortgage interest: −$9,663
• − Property taxes: −$707
• − Insurance: −$862
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$5,018
• Taxable loss: −$4,007
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $52/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: Kingsville R-I
• NCES district ID: 2916660
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $51,845
• Composite: 29.19/100
• National rank: #11870
• State rank: #445 of 535 in MO

Livability — Holden

• Score: 69/100
• State rank: #167
• US rank: #8986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,968
• Population (ZIP): 3,149

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 7% Hispanic / Latino 5%
• Common ancestry: Swedish 7% Lithuanian 6% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.67%
• Current HPI: 243.3104
• 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

-37.3% since first listed

14 events — show timeline

• 2026-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $172,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $238,400 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $245,500 Heartland MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $249,500 Heartland MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $258,500 Heartland MLS as Distributed by MLS Grid
• 2025-11-24 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2000-12-01 Sold (Public Records) — Public Records
• 2000-07-01 Sold (Public Records) — Public Records
• 2000-06-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $707 · +4.9% YoY. Source: county tax records.