409 Frisco Ave · Monett, MO 65708

$159,900

3 bd · 4.0 ba · 1,568 sqft · SingleFamily public records · 23 Days on market

Built 1932 7,405 sqft lot $102/sqft · 6% above area Est $150k · 6% over

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Why this score? — see what drove the C 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• ARV discount +4.6/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The year was 1932 when this bungalow was built. Building at this time was influenced by economic hardship. Many people struggled to make ends meet. This Bungalow has served as a comfortable, safe space. A warm Americana exterior with a wide front porch for gathering. An abundance of large windows allow plenty of natural light to wash over the interior of this classic beauty. Large rooms were and still are perfect gathering spots. A basement (which would have served as a place for canned goods and perishables) still offers the same storage oppertunities as it did many years ago. The doors, the trim and hardware are all still in great condition. A fenced yard and detached garage with sliding garage doors let you see how well built homes were back in ''the day''. Today we try to reach back and grab a sliver of the ''simpler times'' and here is a canvas waiting for you do have that chance. These homes are a rare find and are marked by resilience. Even her street name is part of our history.

Key facts

• Wide front porch
• Fenced yard
• Detached garage

Tags

• WIDE FRONT PORCH
• ABUNDANCE OF LARGE WINDOWS
• FENCED YARD
• DETACHED GARAGE
• STORAGE OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.8% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools D+, employment D, amenities F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 57 units permitted in Barry County in 2024 (0 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.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $150,369
• List price: $159,900
• Delta: 6.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Euclid Ave	0.22mi	3/1.0	1,575 (+0%)	3mo	$174,900	$111	75
311 3rd St	0.20mi	3/2.0	1,440 (-8%)	1mo	$189,900	$132	68
718 E Broadway St	0.52mi	3/1.5	1,596 (+2%)	0mo	$62,500	$39	62
801 N Central Ave	0.32mi	3/1.0	1,488 (-5%)	3mo	$79,900	$54	62
710 Frisco St	0.27mi	3/1.0	1,468 (-6%)	4mo	$158,900	$108	62
519 Myrtle St	0.34mi	3/2.0	1,440 (-8%)	2mo	$189,900	$132	61
711 Frisco St	0.26mi	4/1.0 (+1)	1,672 (+7%)	0mo	$164,900	$99	60
407 W Benton St	0.35mi	4/2.0 (+1)	1,654 (+6%)	4mo	$219,900	$133	58
400 W Myrtle St	0.29mi	4/2.5 (+1)	1,388 (-12%)	0mo	$239,900	$173	56
508 3rd St	0.18mi	3/1.0	1,349 (-14%)	4mo	$130,900	$97	53
445 W Cale St	0.36mi	3/1.0	1,359 (-13%)	3mo	$165,000	$121	47
404 Highland Ave	0.65mi	3/2.0	1,419 (-10%)	1mo	$289,900	$204	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,775
• Equity at exit: $23,842

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $27,181
• Equity at exit: $13,825

Cash invested: $44,772 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 122
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $364

Break-even live

Break-even rent $1,203

Max offer price $159,900

Occupancy floor 73%

Sensitivity live

Price	-10% $455	-5% $410	+0% $364	+5% $319	+10% $274
Rent	-10% $233	-5% $299	+0% $364	+5% $430	+10% $496
Rate	-1.0pp $445	-0.5pp $405	base $364	+0.5pp $323	+1.0pp $281

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Whitley Ln Monett, MO	4.0	2.0	1559	$1,695	$1.09	15d	1	1.08mi
46 Whitley Ln Monett, MO	3.0	2.0	1390	$1,550	$1.12	15d	1	1.08mi
43 Whitley Ln Monett, MO	4.0	2.0	1559	$1,750	$1.12	15d	1	1.08mi
1105 13th St Monett, MO	3.0	2.0	1526	$1,650	$1.08	15d	1	1.12mi

Listing history 3 events

1. 2026-05-16
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   The year was 1932 when this bungalow was built. Building at this time was influenced by economic hardship. Many people struggled to make ends meet. This Bungalow has served as a comfortable, safe space. A warm Americana exterior with a wide front porch for gathering. An abundance of large windows allow plenty of natural light to wash over the interior of this classic beauty. Large rooms were and still are perfect gathering spots. A basement (which would have served as a place for canned goods and perishables) still offers the same storage oppertunities as it did many years ago. The doors, the trim and hardware are all still in great condition. A fenced yard and detached garage with sliding garage doors let you see how well built homes were back in ''the day''. Today we try to reach back and grab a sliver of the ''simpler times'' and here is a canvas waiting for you do have that chance. These homes are a rare find and are marked by resilience. Even her street name is part of our history.

2. 2026-04-23
   listed $159,900 Active 1001-char remark

   Show marketing remark (1001 chars)

   The year was 1932 when this bungalow was built. Building at this time was influenced by economic hardship. Many people struggled to make ends meet. This Bungalow has served as a comfortable, safe space. A warm Americana exterior with a wide front porch for gathering. An abundance of large windows allow plenty of natural light to wash over the interior of this classic beauty. Large rooms were and still are perfect gathering spots. A basement (which would have served as a place for canned goods and perishables) still offers the same storage oppertunities as it did many years ago. The doors, the trim and hardware are all still in great condition. A fenced yard and detached garage with sliding garage doors let you see how well built homes were back in ''the day''. Today we try to reach back and grab a sliver of the ''simpler times'' and here is a canvas waiting for you do have that chance. These homes are a rare find and are marked by resilience. Even her street name is part of our history.

3. 2025-04-11
   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: $546 · $45/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,005/yr (+$84/mo · 184.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,974
• − Mortgage interest: −$8,957
• − Property taxes: −$546
• − Insurance: −$800
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,652
• Taxable income: $1,825
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,934/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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 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: ▼ -41.13%
• Current HPI: 204.0484
• 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

3 events — show timeline

• 2026-05-16 Pending — SOMO
• 2026-04-23 Listed $159,900 SOMO
• 2025-04-11 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $546 · +27.6% YoY. Source: county tax records.