117 E 1st St · Lawson, MO 64062

$89,999

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 29 Days on market

Built 1960 0.45 ac lot

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Selling at auction to settle an estate. Investment opportunity with great upside potential in the heart of Lawson. This 1.5 story home sits on a spacious . 45 acre lot and offers 1,500± sq. ft. of living space with 3 bedrooms, 2 full bathrooms, hardwood floors, and an additional 1,500± sq. ft. of unfinished walk-up basement space. The main level features original hardwood flooring, a functional layout, and access to a finished upper-level bedroom space. The unfinished basement provides additional storage, workspace, or future living space. The home needs repairs and updates, but offers a solid opportunity for an investor, contractor, fix-and-flip buyer, rental investor, or exp

Key facts

• Spacious lot
• Functional layout
• Additional storage

Tags

• SPACIOUS LOT
• UNFINISHED WALK-UP BASEMENT
• ORIGINAL HARDWOOD FLOORING
• FUNCTIONAL LAYOUT
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Property listed as fixer; Approximately 1,501 sq ft living area; Lot about 0.45 acres
• HOA & community: No association fees

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch / 1.5-story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Den/Study; Family room; Main-floor bedroom; Eat-in kitchen; Full, walk-up concrete basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#197 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lawson R-Xiv (rural): math 46% / reading 55% proficiency, ranked #28 of 324 in MO (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 56 units permitted in Ray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,649 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $238,659
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S Doniphan St	0.03mi	3/1.0	1,505 (+0%)	3mo	$229,000	$152	92
210 E Moss St	0.13mi	3/2.0	1,568 (+4%)	9mo	$249,900	$159	79
242 S Raum St	0.25mi	3/1.0	1,464 (-2%)	4mo	$128,000	$87	77
160 Nolker Dr	0.30mi	3/1.5	1,475 (-2%)	9mo	$234,000	$159	74
113 W 8th Ter	0.46mi	4/2.0 (+1)	1,500 (-0%)	8mo	$235,000	$157	67
211 E 5th St	0.25mi	3/1.5	1,680 (+12%)	2mo	$205,000	$122	65
154 Cardinal Cir	0.39mi	3/1.0	1,438 (-4%)	7mo	$175,000	$122	65
811 West St	0.52mi	3/1.5	1,450 (-3%)	4mo	$239,900	$165	65
522 E 3rd St	0.38mi	3/2.0	1,616 (+8%)	15mo	$229,500	$142	57
636 Shepherd Rd	0.70mi	3/2.0	1,675 (+12%)	11mo	$399,900	$239	39
453 Green Dr	0.71mi	3/2.0	1,725 (+15%)	11mo	$525,612	$305	33
1204 N Pennsylvania Ave	0.75mi	3/2.5	1,712 (+14%)	13mo	$295,000	$172	29

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $14,053
• Equity at exit: $13,419

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $49,163
• Equity at exit: $7,781

Cash invested: $25,200 (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 64062

• Home prices YoY: -6.1%
• Active inventory: 62
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $449

Break-even live

Break-even rent $784

Max offer price $89,999

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $89,999 Active 29 DOM
2. 2026-06-17
   days on market $89,999 Active 28 DOM
3. 2026-06-16
   days on market $89,999 Active 27 DOM
4. 2026-06-15
   days on market $89,999 Active 26 DOM
5. 2026-06-13
   days on market $89,999 Active 24 DOM
6. 2026-06-13
   days on market $89,999 Active 23 DOM
7. 2026-06-09
   days on market $89,999 Active 20 DOM
8. 2026-06-08
   days on market $89,999 Active 19 DOM
9. 2026-06-07
   days on market $89,999 Active 18 DOM
10. 2026-06-03
    days on market $89,999 Active 14 DOM
11. 2026-06-02
    days on market $89,999 Active 13 DOM
12. 2026-06-01
    days on market $89,999 Active 12 DOM
13. 2026-05-31
    days on market $89,999 Active 11 DOM
14. 2026-05-20
    listed $89,999 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,232
• − Mortgage interest: −$5,041
• − Property taxes: −$1,318
• − Insurance: −$450
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,618
• Taxable income: $4,208
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,382/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: Lawson R-Xiv
• NCES district ID: 2918220
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $64,448
• Composite: 44.55/100
• National rank: #2787
• State rank: #28 of 324 in MO

Livability — Lawson

• Score: 67/100
• State rank: #197
• US rank: #10156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawson, MO
• Population (ZIP): 6,752

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.03%
• Current HPI: 323.5321
• 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

1 event — show timeline

• 2026-05-20 Listed $89,999 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $1,318 · +5.1% YoY. Source: county tax records.