801 Main St · Leadwood, MO 63653

$104,000

2 bd · 1.0 ba · 1,264 sqft · Other public records · 31 Days on market

Built 1910 10,062 sqft lot

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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).

• Cash flow +20.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

Key facts

• Covered front porch
• Flat backyard
• Back deck

Tags

• FENCED BACKYARD
• COVERED FRONT PORCH
• BACK DECK
• FLAT BACKYARD
• PARTIALLY FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Living area listed as approximately 1,264 (per public records)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Attached garage with space for 1 vehicle
• Utilities: Public water; Public sewer; Electric service (other); Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Covered front porch; Chain link fencing; Corner, level lot with approximate dimensions 90x126

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on the main level (approx. 15x12 and 14x13)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Basement with cellar, concrete floors, exterior entry, storage space, sump pump, unfinished, and walk-out access; Central air; Cable available
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (6.5% below list).
• Recommended offer: $97k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#682 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• West St. Francois County R-IV (rural): math 35% / reading 44% proficiency, ranked #165 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West County Elem. (math 25% / reading 40%, grade F, #751 of 1,115 statewide, top 68%, 414 students, 62% FRL); West County High (math 37% / reading 62%, grade D, #124 of 521 statewide, top 28%, 299 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($719 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,212 (6.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 D-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: 0.93% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $65,829
• Equity at exit: $93,691

10-year hold

• IRR: 24.9%
• Equity multiple: 7.40×
• Total profit: $186,508
• Equity at exit: $202,049

Cash invested: $29,120 (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 63653

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $145

Break-even live

Break-even rent $789

Max offer price $104,000

Occupancy floor 80%

Sensitivity live

Price	-10% $204	-5% $174	+0% $145	+5% $116	+10% $86
Rent	-10% $68	-5% $107	+0% $145	+5% $183	+10% $222
Rate	-1.0pp $197	-0.5pp $171	base $145	+0.5pp $118	+1.0pp $91

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $104,000 Active 31 DOM
2. 2026-06-18
   days on market $104,000 Active 29 DOM
3. 2026-06-17
   days on market $104,000 Active 28 DOM
4. 2026-06-16
   days on market $104,000 Active 27 DOM
5. 2026-06-15
   days on market $104,000 Active 26 DOM
6. 2026-06-13
   days on market $104,000 Active 24 DOM
7. 2026-06-12
   pricedays on market $104,000 Active 23 DOM
8. 2026-06-09
   days on market $109,000 Active 20 DOM
9. 2026-06-08
   days on market $109,000 Active 19 DOM
10. 2026-06-07
    days on market $109,000 Active 18 DOM
11. 2026-06-05
    days on market $109,000 Active 16 DOM
12. 2026-06-04
    days on market $109,000 Active 14 DOM
13. 2026-06-02
    days on market $109,000 Active 13 DOM
14. 2026-06-01
    days on market $109,000 Active 12 DOM
15. 2026-05-31
    days on market $109,000 Active 11 DOM
16. 2026-05-20
    listed $109,000 Active
17. 2016-06-23
    historical 371-char remark

    Show marketing remark (371 chars)

    More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

18. 2016-06-23
    status Pending 371-char remark

    Show marketing remark (371 chars)

    More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

19. 2016-06-23
    soldstatus Closed 371-char remark

    Show marketing remark (371 chars)

    More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

20. 2016-05-19
    historical Contingent (No Kickout) 371-char remark

    Show marketing remark (371 chars)

    More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

21. 2016-05-09
    listed $60,000 Active 371-char remark

    Show marketing remark (371 chars)

    More then meets the eye with this 1 story 2 bed / 1 bath home with 1 car detached garage. All appliances included! Large back deck is a perfect place to grill while overlooking your huge fenced in back yard. This one makes for a nice starter home. Full walk out lower level with great storage space. This one makes for a nice starter home or great investment opportunity.

22. 2015-09-12
    price $69,000
23. 2015-07-16
    price $72,500

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$597/yr (+$50/mo · 145.1%)

ⓘ 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 ≥104°F today · 21 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: $11,665
• − Mortgage interest: −$5,826
• − Property taxes: −$412
• − Insurance: −$520
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,025
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,736/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: West St. Francois County R-IV
• NCES district ID: 2918240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $39,483
• Composite: 33.04/100
• National rank: #5573
• State rank: #165 of 324 in MO

Livability — Leadwood

• Score: 56/100
• State rank: #682
• US rank: #22497

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: Leadwood, MO
• City population: 1,418
• Population (ZIP): 1,418

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▲ 12.23%
• Current HPI: 266.9019
• 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

+50.3% since first listed

8 events — show timeline

• 2026-05-20 Listed $109,000 MARIS as Distributed by MLS Grid
• 2016-06-23 Delisted — MARIS as Distributed by MLS Grid
• 2016-06-23 Pending — MARIS as Distributed by MLS Grid
• 2016-06-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-19 Contingent — MARIS as Distributed by MLS Grid
• 2016-05-09 Listed $60,000 MARIS as Distributed by MLS Grid
• 2015-09-12 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2015-07-16 Price Changed $72,500 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $412 · +11.5% YoY. Source: county tax records.