11861 E 1350 Rd · Stockton, MO 65785

$127,068

2 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 268 Days on market

Built 1910 0.50 ac lot $107/sqft · 30% below area Est $183k · 30% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

Key facts

• Metal roof
• Private well
• Carport

Tags

• METAL ROOF
• PRIVATE WELL
• SEPTIC SYSTEM
• CARPORT
• NEW WINDOWS
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (15.5% below list).
• Recommended offer: $107k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Stockton — 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 61/100 on livability (#456 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Stockton R-I (rural): math 45% / reading 50% proficiency, ranked #77 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($879 loan paydown + $13k appreciation (10.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,389 (15.5% 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 268 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $182,745
• List price: $127,068
• Delta: -30.47%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $67,325
• Equity at exit: $114,473

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $199,784
• Equity at exit: $246,865

Cash invested: $35,579 (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 65785

• Home prices YoY: 6.0%
• Active inventory: 106
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,906/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-30

Break-even live

Break-even rent $1,112

Max offer price $122,761

Occupancy floor 98%

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: $31,767
• Closing costs: $3,812
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-09
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

2. 2026-04-29
   price $127,068 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

3. 2026-03-04
   status Active 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

4. 2026-02-23
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

5. 2026-02-02
   status Active 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

6. 2026-02-02
   price $132,068 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

7. 2025-10-29
   price $134,900 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

8. 2025-08-02
   listed $139,900 Active 634-char remark

   Show marketing remark (634 chars)

   Tucked just west of Stockton, this two-bedroom, one-bath country home sits in a quiet rural setting down a short stretch of gravel. It offers peace and simplicity and that is getting harder to find. The home features a metal roof, a private well, and septic system, plus a carport for added convenience. Recent updates bring fresh appeal, including new windows for better efficiency along with updated flooring and interior paint. It's a solid farmhouse with the right improvements already in place. If you've been looking for an affordable home outside the city limits that still has character and comfort, this one checks the boxes.

9. 2024-10-24
   soldstatus
10. 2024-10-23
    soldstatus 48-char remark

    Show marketing remark (48 chars)

    Cute little farm house located West of Stockton.

11. 2024-10-11
    listed $40,000 48-char remark

    Show marketing remark (48 chars)

    Cute little farm house located West of Stockton.

12. 2018-08-30
    listed $54,900
13. 2012-07-25
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 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: $12,887
• − Mortgage interest: −$7,118
• − Property taxes: −$1,906
• − Insurance: −$635
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,697
• Taxable loss: −$2,531
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $250/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: Stockton R-I
• NCES district ID: 2929520
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $35,609
• Composite: 39.32/100
• National rank: #3989
• State rank: #77 of 324 in MO

Livability — Stockton

• Score: 61/100
• State rank: #456
• US rank: #18379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,538

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.72%
• Current HPI: 293.8984
• 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

+131.5% since first listed

13 events — show timeline

• 2026-05-09 Pending — SOMO
• 2026-04-29 Price Changed $127,068 SOMO
• 2026-03-04 Relisted — SOMO
• 2026-02-23 Pending — SOMO
• 2026-02-02 Relisted — SOMO
• 2026-02-02 Price Changed $132,068 SOMO
• 2025-10-29 Price Changed $134,900 SOMO
• 2025-08-02 Listed $139,900 SOMO
• 2024-10-24 Sold (Public Records) — Public Records
• 2024-10-23 Sold (MLS) — SOMO
• 2024-10-11 Listed $40,000 SOMO
• 2018-08-30 Listed $54,900 SOMO
• 2012-07-25 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $181 · +7.5% YoY. Source: county tax records.