514 S Main St · Charleston, MO 63834

$29,900

1 bd · 1.0 ba · 1,455 sqft · Other public records · 210 Days on market

Built 1915 0.46 ac lot $21/sqft · 70% below area ↓ 24% since listing

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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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming Fixer-Upper, perfect for investors, flippers, DIY enthusiasts, and those who appreciate the character of older homes! Bring your vision as this 1915 property is ready for a makeover! Every room has endless potential. Whether you’re looking to restore its original charm or create a modern retreat, this property offers the perfect canvas. Conveniently located within walking distance to the grocery store and other town amenities. With its prime location and large lot, this property is full of opportunity. Bring your imagination and turn this diamond in the rough into something special! (Property is located in B-1 General Business District and X500 flood zone).

Key facts

• 1915 property
• Large lot
• 0.46 acre lot

Tags

• 1915 PROPERTY
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#842 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (6.7% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1915 — 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. 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. 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.
8. 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.
9. 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: 3.07% ✓
• Cap rate: 27.59%
• Cash-on-cash: 76.06%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (median comp): $149,203
• List price: $29,900
• Delta: -79.96%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.6%
• Equity multiple: 6.21×
• Total profit: $43,604
• Equity at exit: $20,037

10-year hold

• IRR: 80.5%
• Equity multiple: 13.13×
• Total profit: $101,545
• Equity at exit: $37,458

Cash invested: $8,372 (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 63834

• Home prices YoY: 5.3%
• Active inventory: 21
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $531

Break-even live

Break-even rent $246

Max offer price $29,900

Occupancy floor 37%

Sensitivity live

Price	-10% $548	-5% $539	+0% $531	+5% $522	+10% $514
Rent	-10% $458	-5% $494	+0% $531	+5% $567	+10% $603
Rate	-1.0pp $546	-0.5pp $538	base $531	+0.5pp $523	+1.0pp $515

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Charming Fixer-Upper, perfect for investors, flippers, DIY enthusiasts, and those who appreciate the character of older homes! Bring your vision as this 1915 property is ready for a makeover! Every room has endless potential. Whether you’re looking to restore its original charm or create a modern retreat, this property offers the perfect canvas. Conveniently located within walking distance to the grocery store and other town amenities. With its prime location and large lot, this property is full of opportunity. Bring your imagination and turn this diamond in the rough into something special! (Property is located in B-1 General Business District and X500 flood zone).

2. 2026-03-27
   price $29,900 684-char remark

   Show marketing remark (684 chars)

   Charming Fixer-Upper, perfect for investors, flippers, DIY enthusiasts, and those who appreciate the character of older homes! Bring your vision as this 1915 property is ready for a makeover! Every room has endless potential. Whether you’re looking to restore its original charm or create a modern retreat, this property offers the perfect canvas. Conveniently located within walking distance to the grocery store and other town amenities. With its prime location and large lot, this property is full of opportunity. Bring your imagination and turn this diamond in the rough into something special! (Property is located in B-1 General Business District and X500 flood zone).

3. 2026-02-17
   price $34,500 684-char remark

   Show marketing remark (684 chars)

   Charming Fixer-Upper, perfect for investors, flippers, DIY enthusiasts, and those who appreciate the character of older homes! Bring your vision as this 1915 property is ready for a makeover! Every room has endless potential. Whether you’re looking to restore its original charm or create a modern retreat, this property offers the perfect canvas. Conveniently located within walking distance to the grocery store and other town amenities. With its prime location and large lot, this property is full of opportunity. Bring your imagination and turn this diamond in the rough into something special! (Property is located in B-1 General Business District and X500 flood zone).

4. 2025-10-06
   listed $39,500 Active 684-char remark

   Show marketing remark (684 chars)

   Charming Fixer-Upper, perfect for investors, flippers, DIY enthusiasts, and those who appreciate the character of older homes! Bring your vision as this 1915 property is ready for a makeover! Every room has endless potential. Whether you’re looking to restore its original charm or create a modern retreat, this property offers the perfect canvas. Conveniently located within walking distance to the grocery store and other town amenities. With its prime location and large lot, this property is full of opportunity. Bring your imagination and turn this diamond in the rough into something special! (Property is located in B-1 General Business District and X500 flood zone).

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $302 · $25/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,014
• − Mortgage interest: −$1,675
• − Property taxes: −$302
• − Insurance: −$150
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$870
• Taxable income: $6,256
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $4,867/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Charleston

• Score: 53/100
• State rank: #842
• US rank: #24671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, MO
• Population (ZIP): 5,218

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% White 45% Two or more races 6%
• Common ancestry: Iranian 1% Slovak 1% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.65%
• Current HPI: 131.78
• 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

-24.3% since first listed

4 events — show timeline

• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-02-17 Price Changed $34,500 MARIS as Distributed by MLS Grid
• 2025-10-06 Listed $39,500 MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $302 · +3.0% YoY. Source: county tax records.