111 Maple St · Exeter, MO 65647

$157,900

3 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 115 Days on market

Built 1977 0.68 ac lot $91/sqft · 6% below area Est $168k · 6% under

---

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 +15.5/30.0
• ARV discount +10.3/15.0
• Appreciation +6.6/10.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

VERY UNIQUE Ranch-style home sitting on approximately . 68 acres in the heart of Exeter! If you've been searching for a property with potential, personality, and room to grow, this is your opportunity. This home features a classic single-level layout with tons of windows that flood the space with natural light. The large living areas offer a great footprint to work with, making it easy to reimagine and update to fit your style. Whether you're dreaming of modern farmhouse, cozy cottage, or clean contemporary finishes, the bones are here -- it just needs some TLC to truly shine. Situated on a spacious . 68-acre lot, the yard offers endless possibilities. There's plenty of room for outdoor entertaining, gardening, or simply enjoying wide-open space. Mature trees provide shade and character, creating a peaceful setting with room to spread out. This property is ideal for buyers looking to build sweat equity, investors searching for their next project, or anyone wanting an affordable home they can customize from the ground up. With vision and updates, this ranch could be transformed into something truly special. If you're not afraid to roll up your sleeves and see the potential, this cool fixer-upper is ready for its next chapter. Bring your ideas and make it your own!

Key facts

• Outdoor entertaining
• Ranch-style home
• Spacious lot

Tags

• RANCH-STYLE HOME
• SINGLE-LEVEL LAYOUT
• LARGE LIVING AREAS
• SPACIOUS LOT
• OUTDOOR ENTERTAINING
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $62 ($749/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (17.8% below list).
• Recommended offer: $130k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#259 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Exeter R-VI (town): math 25% / reading 25% proficiency, ranked #493 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.3% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,856 (17.8% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $168,277
• List price: $157,900
• Delta: -6.17%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Cass Ave	0.47mi	4/2.0 (+1)	1,756 (+1%)	18mo	$180,000	$103	52
18911 Farm Rd 1075	0.40mi	3/2.0	1,980 (+14%)	4mo	$239,000	$121	51

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

Projected returns pro-forma

3.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.57×
• Total profit: $25,276
• Equity at exit: $73,489

10-year hold

• IRR: 12.0%
• Equity multiple: 2.84×
• Total profit: $81,488
• Equity at exit: $115,230

Cash invested: $44,212 (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 65647

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $62

Break-even live

Break-even rent $1,220

Max offer price $157,900

Occupancy floor 90%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $157,900 Active 115 DOM
2. 2026-06-17
   days on market $157,900 Active 114 DOM
3. 2026-06-16
   days on market $157,900 Active 113 DOM
4. 2026-06-15
   days on market $157,900 Active 112 DOM
5. 2026-06-13
   days on market $157,900 Active 110 DOM
6. 2026-06-12
   days on market $157,900 Active 109 DOM
7. 2026-06-09
   days on market $157,900 Active 106 DOM
8. 2026-06-08
   days on market $157,900 Active 105 DOM
9. 2026-06-07
   days on market $157,900 Active 104 DOM
10. 2026-06-07
    days on market $157,900 Active 103 DOM
11. 2026-06-04
    days on market $157,900 Active 100 DOM
12. 2026-06-02
    days on market $157,900 Active 99 DOM
13. 2026-06-01
    days on market $157,900 Active 98 DOM
14. 2026-05-31
    days on market $157,900 Active 97 DOM
15. 2026-02-23
    listed $157,900 Active 1283-char remark

    Show marketing remark (1283 chars)

    VERY UNIQUE Ranch-style home sitting on approximately . 68 acres in the heart of Exeter! If you've been searching for a property with potential, personality, and room to grow, this is your opportunity. This home features a classic single-level layout with tons of windows that flood the space with natural light. The large living areas offer a great footprint to work with, making it easy to reimagine and update to fit your style. Whether you're dreaming of modern farmhouse, cozy cottage, or clean contemporary finishes, the bones are here -- it just needs some TLC to truly shine. Situated on a spacious . 68-acre lot, the yard offers endless possibilities. There's plenty of room for outdoor entertaining, gardening, or simply enjoying wide-open space. Mature trees provide shade and character, creating a peaceful setting with room to spread out. This property is ideal for buyers looking to build sweat equity, investors searching for their next project, or anyone wanting an affordable home they can customize from the ground up. With vision and updates, this ranch could be transformed into something truly special. If you're not afraid to roll up your sleeves and see the potential, this cool fixer-upper is ready for its next chapter. Bring your ideas and make it your own!

16. 2026-01-08
    soldstatus Closed 528-char remark

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

17. 2026-01-08
    soldstatus Closed

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

18. 2025-12-15
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

19. 2025-12-15
    status Pending

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

20. 2025-11-17
    listed $99,900 Active 528-char remark

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

21. 2025-11-17
    listed $99,900 Active

    Show marketing remark (528 chars)

    Spacious 3 Bedroom, 1 Bathroom, Ranch style home sitting on a large lot located in the heart of Exeter, MO. This home features a large kitchen/dining area, a spacious living room, and a large Family Room/Den. The Den area would be great for watching the game or Recreational activities. Also features an oversized attached garage and a 1 Car Detached Garage/Workshop. The home needs TLC, but this property has so many possibilities! Back Yard is perfect for BBQ's and all types of Social Activities. Don't miss this opportunity!

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$696/yr (+$58/mo · 83.3%)

ⓘ 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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,583
• − Mortgage interest: −$8,845
• − Property taxes: −$836
• − Insurance: −$790
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,593
• Taxable loss: −$1,974
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,222/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: Exeter R-VI
• NCES district ID: 2911670
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $35,323
• Composite: 23.7/100
• National rank: #13239
• State rank: #493 of 535 in MO

Livability — Exeter

• Score: 65/100
• State rank: #259
• US rank: #12444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, MO
• Population (ZIP): 3,152

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 (80%)
• Race & ethnicity: White 80% Asian 10% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 7% · Philippines, Canada
• Languages at home: 92% English-only · Other Asian/Pacific 7% Spanish 1%

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: ▲ 3.28%
• Current HPI: 187.0775
• 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

+58.1% since first listed

7 events — show timeline

• 2026-02-23 Listed $157,900 SOMO
• 2026-01-08 Sold (MLS) — OGAR
• 2026-01-08 Sold (MLS) — SOMO
• 2025-12-15 Pending — SOMO
• 2025-12-15 Pending — OGAR
• 2025-11-17 Listed $99,900 OGAR
• 2025-11-17 Listed $99,900 SOMO

Property tax history

+2.0%/yr

Latest (2025): $836 · +8.3% YoY. Source: county tax records.