705 Locust St · Sweet Springs, MO 65351

$50,000

4 bd · 2.0 ba · 2,771 sqft · Other · 35 Days on market

Built 1910 0.51 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

As-Is home. Conventional and Cash only no other loans. This 2 story property is a blank slate fixer upper. The 2 car detached garage features a concrete floor. Nice sized lot/yard. Bring your imagination when viewing this property. Call for a showing.

Key facts

• Sized lot yard
• 2 story property
• Detached garage

Tags

• 2 STORY PROPERTY
• DETACHED GARAGE
• CONCRETE FLOOR
• SIZED LOT YARD

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Single family residence; 2 stories
• Construction: Above grade finished area approximately 1,721
• Exterior features: Lot dimensions approximately 105 x 212; Residential zoning

Interior

• Interior features: 12 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#302 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Sweet Springs R-VII (rural): math 37% / reading 45% proficiency, ranked #135 of 324 in MO (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sweet Springs Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 210 students, 47% FRL); Sweet Springs High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 192 students, 35% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (4.0% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.75% ✓
• Cap rate: 24.35%
• Cash-on-cash: 64.50%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.3%
• Equity multiple: 5.06×
• Total profit: $56,775
• Equity at exit: $25,471

10-year hold

• IRR: 68.9%
• Equity multiple: 10.40×
• Total profit: $131,649
• Equity at exit: $41,756

Cash invested: $14,000 (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 65351

• Home prices YoY: 3.9%
• Active inventory: 18
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $753

Break-even live

Break-even rent $423

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $781	-5% $767	+0% $753	+5% $738	+10% $724
Rent	-10% $644	-5% $698	+0% $753	+5% $807	+10% $861
Rate	-1.0pp $778	-0.5pp $765	base $753	+0.5pp $740	+1.0pp $726

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-03-24
   listed $50,000 Active

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,503
• − Mortgage interest: −$2,801
• − Property taxes: −$611
• − Insurance: −$250
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$1,455
• Taxable income: $8,747
• Est. tax owed @ 24.0%: −$2,099
• After-tax cash flow: $6,931/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: Sweet Springs R-VII
• NCES district ID: 2929880
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $42,522
• Composite: 34.58/100
• National rank: #5164
• State rank: #135 of 324 in MO

Livability — Sweet Springs

• Score: 64/100
• State rank: #302
• US rank: #13860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Springs, MO
• Population (ZIP): 2,224

Population outlook (Saline County) Hauer SSP2

• Today (2025): 22,716 people
• By 2030: 22,343 · -1.6%
• By 2040: 21,596 · -4.9%
• By 2050: 21,171 · -6.8%
• By 2075: 20,680 · -9.0%
• By 2100: 20,147 · -11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.4) · D 29.2% · R 69.7% · Other 1.1%
• 2008→2024 swing: -37.9pp toward R · 2008: -2.5pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+37.3 2016: R+34.5 2012: R+14.4 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 107.2676
• 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

2 events — show timeline

• 2026-05-01 Pending — CMBR
• 2026-03-24 Listed $50,000 CMBR

Property tax history

+3.5%/yr

Latest (2025): $611 · +10.2% YoY. Source: county tax records.