307 N College Ave · Princeton, MO 64673

$87,500

3 bd · 1.5 ba · 1,796 sqft · Other public records · 16 Days on market

Built 1925 0.32 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice 1.5 story 3 bed 1.5 bath home in a nice neighborhood. This affordable home is cozy and has plenty of space for the whole family. Located on the main level is the main bedroom with attached half bath, second bedroom, kitchen, living room, and full bathroom. The additional bedroom as well as another smaller room; perfect for an office or additional storage, are located on the second story. There have been recent updates to the roof and heating system. The large yard and covered front porch add to the charm this home has. Don't miss out on this quiet small town living opportunity at an affordable price.

Key facts

• Covered front porch
• Recent updates
• Attached half bath

Tags

• ATTACHED HALF BATH
• RECENT UPDATES
• LARGE YARD
• COVERED FRONT PORCH
• QUIET SMALL TOWN LIVING

Property features AI

Finance

• Other: Directions: Hwy 136, turn south on College Ave.
• Financial info: $486 annual tax amount
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential property (Other subtype); About 1,796 above-grade living area; Approximately 101+ years old
• Construction: Frame construction; Metal roof
• Exterior features: Off-street parking; 0.32-acre lot; Flood plain status: unknown

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Unfinished partial basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#355 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, amenities F, commute F.
• Princeton R-V (rural): math 50% / reading 45% proficiency, ranked #158 of 535 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($605 loan paydown + $512 appreciation (0.6% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.08×
• Total profit: $26,546
• Equity at exit: $27,999

10-year hold

• IRR: 25.1%
• Equity multiple: 3.93×
• Total profit: $71,675
• Equity at exit: $35,802

Cash invested: $24,500 (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 64673

• Home prices YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $419

Break-even live

Break-even rent $667

Max offer price $87,500

Occupancy floor 60%

Sensitivity live

Price	-10% $469	-5% $444	+0% $419	+5% $394	+10% $370
Rent	-10% $325	-5% $372	+0% $419	+5% $466	+10% $514
Rate	-1.0pp $463	-0.5pp $441	base $419	+0.5pp $397	+1.0pp $373

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $87,500 Active 16 DOM
2. 2026-06-18
   days on market $87,500 Active 14 DOM
3. 2026-06-17
   days on market $87,500 Active 13 DOM
4. 2026-06-16
   days on market $87,500 Active 12 DOM
5. 2026-06-15
   days on market $87,500 Active 11 DOM
6. 2026-06-13
   days on market $87,500 Active 9 DOM
7. 2026-06-12
   days on market $87,500 Active 8 DOM
8. 2026-06-09
   days on market $87,500 Active 5 DOM
9. 2026-06-08
   days on market $87,500 Active 4 DOM
10. 2026-06-07
    days on market $87,500 Active 3 DOM
11. 2026-06-05
    remarks 612-char remark
12. 2026-06-05
    listed $87,500 Active 1 DOM

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$473/yr (+$39/mo · 126.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,367
• − Mortgage interest: −$4,901
• − Property taxes: −$376
• − Insurance: −$438
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,545
• Taxable income: $3,808
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,116/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: Princeton R-V
• NCES district ID: 2925590
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $42,232
• Composite: 42.1/100
• National rank: #7042
• State rank: #158 of 535 in MO

Livability — Princeton

• Score: 63/100
• State rank: #355
• US rank: #15724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, MO
• Population (ZIP): 2,492

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 3,512 people
• By 2030: 3,383 · -3.7%
• By 2040: 3,134 · -10.8%
• By 2050: 2,894 · -17.6%
• By 2075: 2,397 · -31.7%
• By 2100: 1,787 · -49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -35.9pp toward R · 2008: -37.2pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+74.1 2016: R+73.0 2012: R+54.5 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 174.6594
• 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

1 event — show timeline

• 2026-06-04 Listed $87,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $376 · +4.2% YoY. Source: county tax records.