301 N Oak St · La Monte, MO 65337

$85,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 32 Days on market

Built 1925 0.52 ac lot Est $155k · 45% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• Appreciation +7.7/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This fixer-upper opportunity is packed with potential and sitting on over half an acre with plenty of room to grow! Step inside the spacious home and you’ll find charming original features throughout, including hardwood floors, classic wood trim, and generously sized rooms full of character. The main floor offers two large bedrooms, an oversized dining room, and a spacious kitchen with a convenient laundry/pantry area. Downstairs, the basement provides endless possibilities with space for up to three additional bedrooms, another family room, and a bathroom — making this property ideal for expanding living space or maximizing investment potential. Outside, you’ll love the l

Key facts

• Over half an acre
• Spacious kitchen
• Classic wood trim

Tags

• OVER HALF AN ACRE
• HARDWOOD FLOORS
• CLASSIC WOOD TRIM
• OVERSIZED DINING ROOM
• SPACIOUS KITCHEN
• CONVENIENT LAUNDRY PANTRY AREA

Property features AI

Finance

• Other: Lot approximately 0.52 acre (about 22,651 sq ft)

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (2 total parking spaces)
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered porch; Covered patio

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#393 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• La Monte R-IV (rural): math 25% / reading 35% proficiency, ranked #455 of 535 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.4% local appreciation)).
• Pettis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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?
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: 1.16% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 E Olive St	0.43mi	3/1.5	1,198 (+7%)	14mo	$165,000	$138	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.59×
• Total profit: $37,904
• Equity at exit: $50,102

10-year hold

• IRR: 23.8%
• Equity multiple: 5.18×
• Total profit: $99,455
• Equity at exit: $88,113

Cash invested: $23,800 (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 65337

• Home prices YoY: 2.3%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $259

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 32 DOM
2. 2026-06-18
   days on market $85,000 Active 31 DOM
3. 2026-06-17
   days on market $85,000 Active 30 DOM
4. 2026-06-16
   days on market $85,000 Active 29 DOM
5. 2026-06-15
   days on market $85,000 Active 28 DOM
6. 2026-06-14
   days on market $85,000 Active 26 DOM
7. 2026-06-12
   days on market $85,000 Active 25 DOM
8. 2026-06-09
   days on market $85,000 Active 22 DOM
9. 2026-06-08
   days on market $85,000 Active 21 DOM
10. 2026-06-07
    days on market $85,000 Active 20 DOM
11. 2026-06-05
    days on market $85,000 Active 17 DOM
12. 2026-06-03
    days on market $85,000 Active 16 DOM
13. 2026-06-02
    days on market $85,000 Active 15 DOM
14. 2026-06-01
    days on market $85,000 Active 14 DOM
15. 2026-05-31
    days on market $85,000 Active 13 DOM
16. 2026-05-30
    days on market $85,000 Active 12 DOM
17. 2026-05-14
    listed $85,000 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: $471 · $39/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$353/yr (+$29/mo · 74.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,846
• − Mortgage interest: −$4,761
• − Property taxes: −$471
• − Insurance: −$425
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,473
• Taxable income: $1,820
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,676/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: La Monte R-IV
• NCES district ID: 2916920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $43,109
• Composite: 28.36/100
• National rank: #12132
• State rank: #455 of 535 in MO

Livability — La Monte

• Score: 62/100
• State rank: #393
• US rank: #16922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Monte, MO
• Population (ZIP): 1,786

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 22% Two or more races 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 1% Portuguese 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Asian/Pacific 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.37%
• Current HPI: 236.7412
• 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

• 2026-05-14 Listed $85,000 WCAR

Property tax history

-0.6%/yr

Latest (2025): $471 · +4.7% YoY. Source: county tax records.