120 Mcdaniel St · Rogersville, MO 65742

$450,000

8 bd · 0.0 ba · 4,336 sqft · MultiFamily · 4 Days on market

Built 1996 Fair condition 0.37 ac lot

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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 +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

In the heart of Rogersville this very well cared for 4-plex is the perfect income generating investment property. Each unit features 2 bedrooms with 2 bathrooms and 1 car garages. Call today for more information.

Key facts

• Paved driveway
• 1 car garage
• Nicely updated

Tags

• CORNER LOT
• PAVED DRIVEWAY
• 1 CAR GARAGE
• NICELY UPDATED
• VERY CLEAN

Property features AI

Exterior

• Parking: Attached garage with 4 spaces
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property
• Construction: Vinyl siding
• Exterior features: Composition roof; Asphalt road access; Residential zoning

Interior

• Kitchen: Range; Disposal; Dishwasher
• Flooring: Carpet
• Heating & cooling: Forced Air heating; Central Air conditioning
• Interior features: Range; Disposal; Dishwasher

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Cap rate 9.0% vs local median 3.2% in Rogersville — 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 65/100 on livability (#279 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Logan-Rogersville R-VIII (rural): math 40% / reading 55% proficiency, ranked #50 of 324 in MO (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Logan-Rogersville Primary (464 students, 39% FRL); Logan-Rogersville Middle (math 43% / reading 52%, grade C-, #88 of 391 statewide, top 24%, 390 students, 29% FRL); Logan-Rogersville High (math 37% / reading 57%, grade D-, #155 of 521 statewide, top 32%, 740 students, 26% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

No comps found within radius.

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: $-7,456
• Equity at exit: $67,096

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $78,021
• Equity at exit: $38,908

Cash invested: $126,000 (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 65742

• Home prices YoY: -27.1%
• Active inventory: 179
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $5,236 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,100
• Net cashflow: $1,027

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,338	-5% $1,182	+0% $1,027	+5% $871	+10% $716
Rent	-10% $613	-5% $820	+0% $1,027	+5% $1,233	+10% $1,440
Rate	-1.0pp $1,253	-0.5pp $1,141	base $1,027	+0.5pp $910	+1.0pp $791

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,236
Total (4 units)			$5,236

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 217-char remark
2. 2026-05-01
   listed $450,000 Active 217-char remark
3. 2017-11-07
   soldstatus 212-char remark

   Show marketing remark (212 chars)

   In the heart of Rogersville this very well cared for 4-plex is the perfect income generating investment property. Each unit features 2 bedrooms with 2 bathrooms and 1 car garages. Call today for more information.

4. 2017-10-04
   listed $255,000 212-char remark

   Show marketing remark (212 chars)

   In the heart of Rogersville this very well cared for 4-plex is the perfect income generating investment property. Each unit features 2 bedrooms with 2 bathrooms and 1 car garages. Call today for more information.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,832
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,027
• − Management: −$5,027
• − Depreciation: −$13,091
• Taxable income: $5,481
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $11,004/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This 4plex in Rogersville, MO is in fair condition with moderate repairs needed. Upgrading the kitchen and bathrooms would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — small and outdated
• Minor exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both replace bathroom fixtures — newer fixtures would attract both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpeting with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal to a wider range of buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · small and outdated	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace bathroom fixtures — newer fixtures would attract both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpeting with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal to a wider range of buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Logan-Rogersville R-VIII
• NCES district ID: 2919170
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $57,651
• Composite: 41.39/100
• National rank: #3481
• State rank: #50 of 324 in MO

Livability — Rogersville

• Score: 65/100
• State rank: #279
• US rank: #13075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, MO
• Population (ZIP): 13,747

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.50%
• Current HPI: 219.2018
• 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

+76.5% since first listed

4 events — show timeline

• 2026-05-05 Pending — SOMO
• 2026-05-01 Listed $450,000 SOMO
• 2017-11-07 Sold (MLS) — SOMO
• 2017-10-04 Listed $255,000 SOMO