105 S Carleton St · Farmington, MO 63640

$214,900

2 bd · 1.0 ba · 1,520 sqft · Other public records · 32 Days on market

Built 1940 8,407 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011. New HVAC system for the upstairs. Relax under the new pergola in backyard. New utility shed for all of your gardening needs. Must see! Awesome location right in the heart of Farmington next to churches, shopping and restaurants.

Key facts

• Arched doorways
• Newer windows
• Granite counter tops

Tags

• ARCHED DOORWAYS
• HARDWOOD FLOORS
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• NEWER WINDOWS
• UPDATED ELECTRICAL PANEL

Property features AI

Finance

• Other: Living area reported as 1,520 (assessor)
• Financial info: Lease not considered

Exterior

• Parking: Garage with garage door opener (1 garage space); Off-street parking; RV access/parking
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available, electricity connected, natural gas connected, phone available, sewer connected, water connected
• Home design: Single-family residence (residential property); One and one-half levels
• Construction: Brick veneer exterior
• Exterior features: Back yard and front yard; City lot; Pergola and shed(s) on the property

Interior

• Kitchen: Kitchen (11 x 9)
• Bedrooms: Three bedrooms total; two on the main level and one on the upper level; Main-level bedrooms include two rooms sized 14 x 13; Upper-level bedroom sized 32 x 10
• Bathrooms: One full bathroom; One half bathroom; Basement has a roughed-in bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Living room (17 x 14); Dining room (15 x 8); Basement unfinished with concrete pour, 8 ft+ ceiling, sump pump, and roughed-in bath; Total of 7 rooms
• Laundry & utility: Basement utility area (sump pump noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (43.0% below list).
• Recommended offer: $122k (43.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.8% in Farmington — 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 67/100 on livability (#217 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Farmington R-VII (town): math 41% / reading 50% proficiency, ranked #93 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Truman Learning Center (430 students, 50% FRL); Farmington Middle (math 41% / reading 52%, grade D+, #99 of 391 statewide, top 26%, 629 students, 49% FRL); Farmington Sr. High (math 56% / reading 63%, grade C+, #35 of 521 statewide, top 8%, 1,274 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,500 (43.0% 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 32 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 14.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-55,070
• Equity at exit: $32,042

10-year hold

• IRR: -25.5%
• Equity multiple: -0.24×
• Total profit: $-74,316
• Equity at exit: $18,581

Cash invested: $60,172 (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 63640

• Home prices YoY: -10.6%
• Active inventory: 123
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-316

Break-even live

Break-even rent $1,625

Max offer price $159,035

Occupancy floor —

Sensitivity live

Price	-10% $-195	-5% $-255	+0% $-316	+5% $-377	+10% $-438
Rent	-10% $-413	-5% $-365	+0% $-316	+5% $-268	+10% $-219
Rate	-1.0pp $-208	-0.5pp $-262	base $-316	+0.5pp $-372	+1.0pp $-429

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Roper Loop Farmington, MO	2.0–3.0	2.0–2.5	1391	$1,225	$0.88	45d	8	1.10mi

Listing history 23 events

1. 2026-06-21
   days on market $214,900 Active 32 DOM
2. 2026-06-21
   days on market $214,900 Active 31 DOM
3. 2026-06-18
   days on market $214,900 Active 29 DOM
4. 2026-06-17
   days on market $214,900 Active 28 DOM
5. 2026-06-16
   days on market $214,900 Active 27 DOM
6. 2026-06-15
   days on market $214,900 Active 26 DOM
7. 2026-06-13
   days on market $214,900 Active 24 DOM
8. 2026-06-12
   days on market $214,900 Active 23 DOM
9. 2026-06-09
   days on market $214,900 Active 20 DOM
10. 2026-06-08
    days on market $214,900 Active 19 DOM
11. 2026-06-07
    days on market $214,900 Active 18 DOM
12. 2026-06-07
    days on market $214,900 Active 17 DOM
13. 2026-06-04
    days on market $214,900 Active 14 DOM
14. 2026-06-02
    days on market $214,900 Active 13 DOM
15. 2026-06-01
    days on market $214,900 Active 12 DOM
16. 2026-05-31
    days on market $214,900 Active 11 DOM
17. 2026-05-20
    listed $214,900 Active
18. 2019-11-25
    soldstatus
19. 2018-05-31
    soldstatus Closed 513-char remark

    Show marketing remark (513 chars)

    Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011. New HVAC system for the upstairs. Relax under the new pergola in backyard. New utility shed for all of your gardening needs. Must see! Awesome location right in the heart of Farmington next to churches, shopping and restaurants.

20. 2018-04-25
    historical Contingent (No Kickout) 513-char remark

    Show marketing remark (513 chars)

    Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011. New HVAC system for the upstairs. Relax under the new pergola in backyard. New utility shed for all of your gardening needs. Must see! Awesome location right in the heart of Farmington next to churches, shopping and restaurants.

21. 2018-02-01
    listed $119,900 Active 513-char remark

    Show marketing remark (513 chars)

    Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011. New HVAC system for the upstairs. Relax under the new pergola in backyard. New utility shed for all of your gardening needs. Must see! Awesome location right in the heart of Farmington next to churches, shopping and restaurants.

22. 2015-05-29
    soldstatus 312-char remark

    Show marketing remark (312 chars)

    Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011 - Must see! Awesome location!

23. 2015-04-17
    listed $110,000 312-char remark

    Show marketing remark (312 chars)

    Home Sweet Home! Brick 1.5 Story with lots of charm as well as updates! Freshly painted walls, updated kitchen with granite counter tops & stainless steel appliances, & updated electric box. Wood floors throughout, ceramic tile in Kitchen & bath, new windows in 2011 - Must see! Awesome location!

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$1,275/yr (+$106/mo · 157.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,700
• − Mortgage interest: −$12,038
• − Property taxes: −$810
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$6,252
• Taxable loss: −$7,826
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-1,917/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: Farmington R-VII
• NCES district ID: 2911910
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $43,768
• Composite: 38.43/100
• National rank: #4200
• State rank: #93 of 324 in MO

Livability — Farmington

• Score: 67/100
• State rank: #217
• US rank: #10763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MO
• Population (ZIP): 28,800

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 253.0894
• 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

+95.4% since first listed

7 events — show timeline

• 2026-05-20 Listed $214,900 MARIS as Distributed by MLS Grid
• 2019-11-25 Sold (Public Records) — Public Records
• 2018-05-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-25 Contingent — MARIS as Distributed by MLS Grid
• 2018-02-01 Listed $119,900 MARIS as Distributed by MLS Grid
• 2015-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-04-17 Listed $110,000 MARIS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $810 · +7.0% YoY. Source: county tax records.