801 W Broadway St · Plattsburg, MO 64477

$157,000

4 bd · 1.5 ba · 2,116 sqft · SingleFamily public records · 56 Days on market

Built 1923 0.31 ac lot Est $245k · 36% 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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

Key facts

• Covered porch
• Walking distance
• Basement

Tags

• CORNER LOT
• WALKING DISTANCE
• LEVEL LOT
• BASEMENT
• COVERED PORCH
• REAR DECK

Property features AI

Finance

• Other: Located inside city limits; Lot dimensions approx. 85 x 161 (13,678 sq ft)
• HOA & community: Association fees assessed annually

Exterior

• Parking: Off-street parking; Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property in fixer condition; 2 stories; Corner lot
• Construction: Frame construction with vinyl siding; Other roof type; Approximately 101+ years old; Estimated 2,116 above-grade finished area; Basement (cellar, partial, unfinished) foundation features
• Exterior features: Fixer up; Corner, level lot inside city limits; Paved public road frontage

Interior

• Kitchen: Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms (three on second floor, one on first floor)
• Flooring: Carpet; Wood; Other
• Bathrooms: 2 full bathrooms (one with tub only, one with shower only)
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Formal living room; Smoke detector(s)
• Laundry & utility: Main level laundry located off the kitchen; Basement with cellar, unfinished/partial, stone/rock, walk-up access

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $52 ($620/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 $139k (11.7% below list).
• Recommended offer: $139k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#145 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Clinton County R-III (rural): math 21% / reading 39% proficiency, ranked #257 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plattsburg High (math 5% / reading 44%, grade F, #436 of 521 statewide, top 85%, 174 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 67 units permitted in Clinton 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.
• Clinton County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,691 (11.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $245,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 W Broadway St	0.00mi	4/2.0	2,116 (0%)	0mo	$157,000	$74	98
513 W Locust St	0.20mi	3/1.0 (-1)	1,928 (-9%)	15mo	$125,000	$65	57
517 W Clay Ave	0.19mi	3/2.0 (-1)	2,408 (+14%)	11mo	$279,000	$116	52
210 W Clay Ave	0.44mi	4/1.5	1,901 (-10%)	12mo	$105,000	$55	52
404 Missouri Ave	0.48mi	3/3.0 (-1)	2,004 (-5%)	12mo	$419,000	$209	48
311 W Maple St	0.35mi	4/2.0	1,831 (-14%)	18mo	$179,500	$98	44
1306 Minuteman Dr	0.63mi	3/2.0 (-1)	1,873 (-12%)	8mo	$288,000	$154	38
901 S Oak St	0.63mi	4/3.0	2,433 (+15%)	19mo	$299,000	$123	24

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-22,154
• Equity at exit: $23,409

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-15,071
• Equity at exit: $13,574

Cash invested: $43,960 (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 64477

• Home prices YoY: -5.3%
• Active inventory: 38
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $52

Break-even live

Break-even rent $1,322

Max offer price $157,000

Occupancy floor 91%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-03
   price $157,000
3. 2026-03-04
   listed $167,000 Active
4. 2022-06-15
   soldstatus
5. 2022-06-13
   soldstatus Closed 135-char remark

   Show marketing remark (135 chars)

   Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

6. 2022-04-25
   status Pending 135-char remark

   Show marketing remark (135 chars)

   Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

7. 2022-04-22
   status Active 135-char remark

   Show marketing remark (135 chars)

   Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

8. 2022-04-10
   status Pending 135-char remark

   Show marketing remark (135 chars)

   Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

9. 2022-04-08
   price $220,000 135-char remark

   Show marketing remark (135 chars)

   Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

10. 2022-03-28
    listed $230,000 Active 135-char remark

    Show marketing remark (135 chars)

    Complete remodel in Plattsburg! Everything inside is new, including flooring, paint, granite countertops, windows, HVAC and appliances.

11. 2015-10-16
    soldstatus 676-char remark

    Show marketing remark (676 chars)

    STUNNING BARGAIN-MUST SEE FOR VICTORIAN HOME LOVERS. SOME ORIGINAL DETAILS REMAIN, TUB IN MAIN FLR BATH, HIGH CEILINGS, WOODWORK, TRIM, WOOD FLRS. MAGNIFICENT STAIRCASE. EXCELLENT LOCATION, CORNER LOT WITH LARGE YARD OFF STREET PARKING. 3 BLOCKS TO SCHOOLS, 1 BLOCK TO CLAY AVE, Y HWY. LITTLE DETAILS KNOWN ABOUT HEATING-A/C OR MECHANICS OF PROPERTY. SELLING IN AS IS CONDITION. INSPECTIONS WELOME BUT SELLER TO MAKE NO REPAIRS. PRIVATE OWNERSHIP. ELECTRIC IS ON, LIMITED LIGHTING. NO GAS OR WATER. METERS APPEAR TO BE IN PLACE, FOR INSPECTION PURPOSES BUYER TO HAVE UTILITIES TURNED ON IN THEIR NAME AND RESPONSIBILITY OF DAMAGE REMAINS WITH BUYER. WELL PUMP DECORATION ONLY.

12. 2014-08-21
    listed $43,500 676-char remark

    Show marketing remark (676 chars)

    STUNNING BARGAIN-MUST SEE FOR VICTORIAN HOME LOVERS. SOME ORIGINAL DETAILS REMAIN, TUB IN MAIN FLR BATH, HIGH CEILINGS, WOODWORK, TRIM, WOOD FLRS. MAGNIFICENT STAIRCASE. EXCELLENT LOCATION, CORNER LOT WITH LARGE YARD OFF STREET PARKING. 3 BLOCKS TO SCHOOLS, 1 BLOCK TO CLAY AVE, Y HWY. LITTLE DETAILS KNOWN ABOUT HEATING-A/C OR MECHANICS OF PROPERTY. SELLING IN AS IS CONDITION. INSPECTIONS WELOME BUT SELLER TO MAKE NO REPAIRS. PRIVATE OWNERSHIP. ELECTRIC IS ON, LIMITED LIGHTING. NO GAS OR WATER. METERS APPEAR TO BE IN PLACE, FOR INSPECTION PURPOSES BUYER TO HAVE UTILITIES TURNED ON IN THEIR NAME AND RESPONSIBILITY OF DAMAGE REMAINS WITH BUYER. WELL PUMP DECORATION ONLY.

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,643
• − Mortgage interest: −$8,794
• − Property taxes: −$1,863
• − Insurance: −$785
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,567
• Taxable loss: −$2,030
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,107/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: Clinton County R-III
• NCES district ID: 2925290
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $55,969
• Composite: 26.71/100
• National rank: #7151
• State rank: #257 of 324 in MO

Livability — Plattsburg

• Score: 69/100
• State rank: #145
• US rank: #8253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburg, MO
• City population: 3,459
• Population (ZIP): 3,459

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 20,532 people
• By 2030: 20,365 · -0.8%
• By 2040: 19,744 · -3.8%
• By 2050: 18,659 · -9.1%
• By 2075: 15,981 · -22.2%
• By 2100: 11,916 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+47.9) · D 25.4% · R 73.3% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -11.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+45.0 2016: R+44.0 2012: R+22.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.92%
• Current HPI: 264.0722
• 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

+260.9% since first listed

12 events — show timeline

• 2026-04-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $157,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Listed $167,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-15 Sold (Public Records) — Public Records
• 2022-06-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-04-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-08 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2022-03-28 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2015-10-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-08-21 Listed $43,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $1,863 · +8.7% YoY. Source: county tax records.