3754 Highway T · Rosebud, MO 63091

$179,900

1 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 41 Days on market

Built 1850 1.00 ac lot $139/sqft · 27% below area Est $247k · 27% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +6.4/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

PROPERTY TO BE AS IS, WHERE IS, NO WARRANTY. Great investment property, large lot , lots of potential.

Key facts

• Updated electrical
• New plumbing
• New siding

Tags

• PRIVATE SETTING
• NEW ROOF
• NEW SIDING
• NEW HVAC
• NEW PLUMBING
• UPDATED ELECTRICAL

Property features AI

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Single-family residence; Residential property; One story; Entry level: Main; Facing direction: Not specified
• Construction: Vinyl siding
• Exterior features: Corner lot; Private setting; Many trees

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (46.1% below list).
• Recommended offer: $97k (46.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#550 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gasconade County R-II (rural): math 42% / reading 44% proficiency, ranked #114 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gerald Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 295 students, 52% FRL); Owensville Middle (math 43% / reading 44%, grade D, #127 of 391 statewide, top 34%, 417 students, 48% FRL); Owensville High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 541 students, 45% FRL).
• Market conditions: 16 active listings in the ZIP; 5 units permitted in Gasconade County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.9% local appreciation)).
• Gasconade County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,007 (46.1% 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 41 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1850 — 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 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.54% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 15.5

CMA / ARV

• ARV (median comp): $247,330
• List price: $179,900
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $20,444
• Equity at exit: $100,978

10-year hold

• IRR: 8.5%
• Equity multiple: 2.58×
• Total profit: $79,423
• Equity at exit: $173,478

Cash invested: $50,372 (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 63091

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-314

Break-even live

Break-even rent $1,368

Max offer price $124,362

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-263	+0% $-314	+5% $-365	+10% $-416
Rent	-10% $-391	-5% $-353	+0% $-314	+5% $-276	+10% $-238
Rate	-1.0pp $-224	-0.5pp $-269	base $-314	+0.5pp $-361	+1.0pp $-408

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $179,900 Active 41 DOM
2. 2026-06-21
   days on market $179,900 Active 40 DOM
3. 2026-06-18
   days on market $179,900 Active 38 DOM
4. 2026-06-17
   days on market $179,900 Active 37 DOM
5. 2026-06-16
   days on market $179,900 Active 36 DOM
6. 2026-06-15
   days on market $179,900 Active 35 DOM
7. 2026-06-13
   days on market $179,900 Active 33 DOM
8. 2026-06-12
   days on market $179,900 Active 32 DOM
9. 2026-06-09
   days on market $179,900 Active 29 DOM
10. 2026-06-08
    days on market $179,900 Active 28 DOM
11. 2026-06-07
    days on market $179,900 Active 27 DOM
12. 2026-06-07
    days on market $179,900 Active 26 DOM
13. 2026-06-04
    days on market $179,900 Active 23 DOM
14. 2026-06-02
    days on market $179,900 Active 22 DOM
15. 2026-06-01
    days on market $179,900 Active 21 DOM
16. 2026-05-31
    days on market $179,900 Active 20 DOM
17. 2026-05-11
    listed $199,000 Active 830-char remark
18. 2025-10-02
    soldstatus Closed 102-char remark

    Show marketing remark (102 chars)

    PROPERTY TO BE AS IS, WHERE IS, NO WARRANTY. Great investment property, large lot , lots of potential.

19. 2025-08-15
    status Pending 102-char remark

    Show marketing remark (102 chars)

    PROPERTY TO BE AS IS, WHERE IS, NO WARRANTY. Great investment property, large lot , lots of potential.

20. 2025-07-26
    listed $79,900 Active 102-char remark

    Show marketing remark (102 chars)

    PROPERTY TO BE AS IS, WHERE IS, NO WARRANTY. Great investment property, large lot , lots of potential.

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$997/yr (+$83/mo · 133.2%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,641
• − Mortgage interest: −$10,077
• − Property taxes: −$748
• − Insurance: −$900
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$5,233
• Taxable loss: −$7,180
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-2,049/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: Gasconade County R-II
• NCES district ID: 2923340
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $44,548
• Composite: 36.46/100
• National rank: #4663
• State rank: #114 of 324 in MO

Livability — Rosebud

• Score: 59/100
• State rank: #550
• US rank: #20189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,434

Population outlook (Gasconade County) Hauer SSP2

• Today (2025): 14,190 people
• By 2030: 13,687 · -3.5%
• By 2040: 12,480 · -12.1%
• By 2050: 11,227 · -20.9%
• By 2075: 8,878 · -37.4%
• By 2100: 6,570 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Italian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Gasconade

• 2024 margin: Solid R (+60.2) · D 19.4% · R 79.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -24.0pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+58.3 2016: R+55.8 2012: R+39.2 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 192.4358
• 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

+125.2% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2026-05-26 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $199,000 MARIS as Distributed by MLS Grid
• 2025-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-15 Pending — MARIS as Distributed by MLS Grid
• 2025-07-26 Listed $79,900 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $748 · +14.2% YoY. Source: county tax records.