1015 Harold St · Cassville, MO 65625

$119,000

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 125 Days on market

Built 1920 10,454 sqft lot $78/sqft · 16% below area Est $166k · 28% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This freshly updated home has a lot to offer! The updates include: brand new metal roofs on both the house and the garage, new luxury vinyl waterproof floors, a new HVAC system with 95% efficiency, new doors, 100% new Pex plumbing and a nice new deck to entertain guests on. This home is on city utilities with natural gas and does have Gobec fiber internet already set up. This home also features a detached 24x24 garage with over 20 electrical plugs and its own dedicated meter loop. Possible Owner financing available.

Key facts

• New pex plumbing
• Metal roofs
• New deck

Tags

• METAL ROOFS
• LUXURY VINYL WATERPROOF FLOORS
• HVAC SYSTEM
• NEW PEX PLUMBING
• NEW DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (17.7% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $98k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 9.4% vs local median 2.6% in Cassville — 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 66/100 on livability (#243 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools C-, health & safety C-, amenities F.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,986 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $165,518
• List price: $119,000
• Delta: -28.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Harold St	0.15mi	3/1.0	1,684 (+10%)	10mo	$160,000	$95	69
300 Crystal View Dr	0.45mi	3/2.0	1,446 (-6%)	1mo	$149,500	$103	65
902 Wildwood Dr	0.56mi	3/2.0	1,527 (-0%)	9mo	$220,000	$144	62
1101 Presley Dr	0.43mi	3/1.0	1,624 (+6%)	10mo	$159,900	$98	62
601 7th St	0.41mi	3/2.0	1,416 (-8%)	17mo	$139,000	$98	50
146 Sunset Hts	0.62mi	3/2.0	1,346 (-12%)	15mo	$160,000	$119	34

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-26,640
• Equity at exit: $17,743

10-year hold

• IRR: -17.3%
• Equity multiple: 0.04×
• Total profit: $-32,063
• Equity at exit: $10,289

Cash invested: $33,320 (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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-119

Break-even live

Break-even rent $1,452

Max offer price $97,986

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   status $119,000 Pending 125 DOM
2. 2026-06-18
   days on market $119,000 Active 125 DOM
3. 2026-06-17
   days on market $119,000 Active 124 DOM
4. 2026-06-16
   days on market $119,000 Active 123 DOM
5. 2026-06-15
   days on market $119,000 Active 122 DOM
6. 2026-06-13
   days on market $119,000 Active 120 DOM
7. 2026-06-12
   days on market $119,000 Active 119 DOM
8. 2026-06-09
   days on market $119,000 Active 116 DOM
9. 2026-06-08
   days on market $119,000 Active 115 DOM
10. 2026-06-07
    days on market $119,000 Active 114 DOM
11. 2026-06-07
    days on market $119,000 Active 113 DOM
12. 2026-06-04
    days on market $119,000 Active 110 DOM
13. 2026-06-02
    days on market $119,000 Active 109 DOM
14. 2026-06-01
    days on market $119,000 Active 108 DOM
15. 2026-05-31
    days on market $119,000 Active 107 DOM
16. 2026-04-30
    price $119,000 524-char remark

    Show marketing remark (524 chars)

    This freshly updated home has a lot to offer! The updates include: brand new metal roofs on both the house and the garage, new luxury vinyl waterproof floors, a new HVAC system with 95% efficiency, new doors, 100% new Pex plumbing and a nice new deck to entertain guests on. This home is on city utilities with natural gas and does have Gobec fiber internet already set up. This home also features a detached 24x24 garage with over 20 electrical plugs and its own dedicated meter loop. Possible Owner financing available.

17. 2026-04-13
    price $139,900 524-char remark

    Show marketing remark (524 chars)

    This freshly updated home has a lot to offer! The updates include: brand new metal roofs on both the house and the garage, new luxury vinyl waterproof floors, a new HVAC system with 95% efficiency, new doors, 100% new Pex plumbing and a nice new deck to entertain guests on. This home is on city utilities with natural gas and does have Gobec fiber internet already set up. This home also features a detached 24x24 garage with over 20 electrical plugs and its own dedicated meter loop. Possible Owner financing available.

18. 2026-02-13
    listed $144,900 Active 524-char remark

    Show marketing remark (524 chars)

    This freshly updated home has a lot to offer! The updates include: brand new metal roofs on both the house and the garage, new luxury vinyl waterproof floors, a new HVAC system with 95% efficiency, new doors, 100% new Pex plumbing and a nice new deck to entertain guests on. This home is on city utilities with natural gas and does have Gobec fiber internet already set up. This home also features a detached 24x24 garage with over 20 electrical plugs and its own dedicated meter loop. Possible Owner financing available.

19. 2024-04-11
    soldstatus Closed 231-char remark

    Show marketing remark (231 chars)

    Are you looking for a fixer upper or investment property? This one is for you! Tons of opportunity to make this a great rental or your next home! 4 bed, 1 bath with almost 1800 sq ft! Calling all investors! Come check this one out!

20. 2024-04-11
    soldstatus

    Show marketing remark (231 chars)

    Are you looking for a fixer upper or investment property? This one is for you! Tons of opportunity to make this a great rental or your next home! 4 bed, 1 bath with almost 1800 sq ft! Calling all investors! Come check this one out!

21. 2024-03-29
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Are you looking for a fixer upper or investment property? This one is for you! Tons of opportunity to make this a great rental or your next home! 4 bed, 1 bath with almost 1800 sq ft! Calling all investors! Come check this one out!

22. 2024-03-28
    listed $45,900 Active 231-char remark

    Show marketing remark (231 chars)

    Are you looking for a fixer upper or investment property? This one is for you! Tons of opportunity to make this a great rental or your next home! 4 bed, 1 bath with almost 1800 sq ft! Calling all investors! Come check this one out!

23. 2021-02-16
    soldstatus

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$590/yr (+$49/mo · 104.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,618
• − Mortgage interest: −$6,666
• − Property taxes: −$564
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,462
• Taxable loss: −$3,286
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-639/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: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Cassville

• Score: 66/100
• State rank: #243
• US rank: #11916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassville, MO
• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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

+159.3% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $119,000 SOMO
• 2026-04-13 Price Changed $139,900 SOMO
• 2026-02-13 Listed $144,900 SOMO
• 2024-04-11 Sold (Public Records) — Public Records
• 2024-04-11 Sold (MLS) — SOMO
• 2024-03-29 Pending — SOMO
• 2024-03-28 Listed $45,900 SOMO
• 2021-02-16 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $564 · +8.6% YoY. Source: county tax records.