204 2nd St · Sarcoxie, MO 64862

$220,000

5 bd · 3.0 ba · 2,080 sqft · Other · 37 Days on market

Built 1900 $106/sqft · 50% below area ↓ 10% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

Welcome home! This gorgeous completely remodeled 2 story home provides all the space and comfort your family needs! On the main floor you're greeted with a HUGE kitchen that is gorgeously remodeled, a nice dining room space, cozy living room, beautiful full guest bath along with an extra room for storage and a room for a playroom/office/5th bedroom! Not to mention the main level as well has your primary bedroom with an en suite bathroom and closet! Going up to the 2nd floor you're welcomed with beautiful wooden stairs that take you to the next 3 bedrooms and another FULL bath. The 2 car garage out back is great for storage/parking and your long backyard is perfect to enjoy the outdoors! Outside you also have a lovely fenced in sitting space off the dining/living room! Don't miss a chance to make this beautiful home yours, CALL OR TEXT TODAY!

Key facts

• En suite bathroom
• Playroom office
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• FULL GUEST BATH
• EXTRA ROOM FOR STORAGE
• PLAYROOM OFFICE
• EN SUITE BATHROOM
• WOODEN STAIRS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (47.2% below list).
• Recommended offer: $116k (47.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#190 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Sarcoxie R-II (rural): math 30% / reading 32% proficiency, ranked #265 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wildwood Elem. (math 37% / reading 37%, grade F, #611 of 1,115 statewide, top 59%, 285 students, 70% FRL); Sarcoxie High (math 27% / reading 29%, grade F, #414 of 521 statewide, top 80%, 401 students, 72% FRL).
• Market conditions: 20 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,076 (47.2% 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 37 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.53% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 15.8

CMA / ARV

• ARV (median comp): $442,225
• List price: $220,000
• Delta: -50.25%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.56×
• Total profit: $95,977
• Equity at exit: $198,193

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $301,039
• Equity at exit: $427,412

Cash invested: $61,600 (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 64862

• Home prices YoY: 19.6%
• Active inventory: 20
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-372

Break-even live

Break-even rent $1,632

Max offer price $154,220

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-310	+0% $-372	+5% $-435	+10% $-497
Rent	-10% $-464	-5% $-418	+0% $-372	+5% $-327	+10% $-281
Rate	-1.0pp $-262	-0.5pp $-316	base $-372	+0.5pp $-429	+1.0pp $-487

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   price $220,000 861-char remark

   Show marketing remark (861 chars)

   Welcome home! This gorgeous completely remodeled 2 story home provides all the space and comfort your family needs! On the main floor you're greeted with a HUGE kitchen that is gorgeously remodeled, a nice dining room space, cozy living room, beautiful full guest bath along with an extra room for storage and a room for a playroom/office/5th bedroom! Not to mention the main level as well has your primary bedroom with an en suite bathroom and closet! Going up to the 2nd floor you're welcomed with beautiful wooden stairs that take you to the next 3 bedrooms and another FULL bath. The 2 car garage out back is great for storage/parking and your long backyard is perfect to enjoy the outdoors! Outside you also have a lovely fenced in sitting space off the dining/living room! Don't miss a chance to make this beautiful home yours, CALL OR TEXT TODAY!

2. 2026-04-17
   listed $222,500 Active 861-char remark

   Show marketing remark (861 chars)

   Welcome home! This gorgeous completely remodeled 2 story home provides all the space and comfort your family needs! On the main floor you're greeted with a HUGE kitchen that is gorgeously remodeled, a nice dining room space, cozy living room, beautiful full guest bath along with an extra room for storage and a room for a playroom/office/5th bedroom! Not to mention the main level as well has your primary bedroom with an en suite bathroom and closet! Going up to the 2nd floor you're welcomed with beautiful wooden stairs that take you to the next 3 bedrooms and another FULL bath. The 2 car garage out back is great for storage/parking and your long backyard is perfect to enjoy the outdoors! Outside you also have a lovely fenced in sitting space off the dining/living room! Don't miss a chance to make this beautiful home yours, CALL OR TEXT TODAY!

3. 2026-04-01
   price $222,500
4. 2026-03-04
   price $225,000
5. 2026-02-17
   price $230,000
6. 2025-09-16
   price $240,000
7. 2025-09-08
   price $245,000
8. 2022-11-18
   soldstatus
9. 2004-08-25
   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: $528 · $44/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$1,606/yr (+$134/mo · 304.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,929
• − Mortgage interest: −$12,323
• − Property taxes: −$528
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$6,400
• Taxable loss: −$8,651
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-2,392/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: Sarcoxie R-II
• NCES district ID: 2927540
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $38,365
• Composite: 25.92/100
• National rank: #7337
• State rank: #265 of 324 in MO

Livability — Sarcoxie

• Score: 68/100
• State rank: #190
• US rank: #9931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarcoxie, MO
• Population (ZIP): 3,214

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.24%
• Current HPI: 282.5337
• 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

-10.2% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $220,000 OGAR
• 2026-04-17 Listed $222,500 OGAR
• 2026-04-01 Price Changed $222,500 OGAR
• 2026-03-04 Price Changed $225,000 OGAR
• 2026-02-17 Price Changed $230,000 OGAR
• 2025-09-16 Price Changed $240,000 OGAR
• 2025-09-08 Price Changed $245,000 OGAR
• 2022-11-18 Sold (Public Records) — Public Records
• 2004-08-25 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $528 · +6.7% YoY. Source: county tax records.