9112 Main St · Altenburg, MO 63732

$60,000

3 bd · 2.0 ba · 1,564 sqft · Other · 131 Days on market

Built 1910 0.28 ac lot ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.28 acre lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Property listed as residential, single family; Living area reported as 1,564 (assessor)

Exterior

• Parking: Has garage (1 car); Additional parking
• Utilities: Public water; Public sewer; 220 Volt electric service; Cable available; Electricity connected; Natural gas connected
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding and other construction materials; Cellar basement
• Exterior features: Wrap-around porch; Few trees on property; Rectangular lot

Interior

• Kitchen: Microwave; Wall oven
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms (one main-level full bath, one upper-level full bath)
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Hardwood flooring; Microwave; Wall oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#472 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Altenburg 48 (rural): math 40% / reading 40% proficiency, ranked #274 of 535 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altenburg Elem. (math 52% / reading 67%, grade B-, #124 of 1,115 statewide, top 13%, 110 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 40% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Altenburg 48 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 6 active listings in the ZIP; 36 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 1.96% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.62×
• Total profit: $43,945
• Equity at exit: $29,505

10-year hold

• IRR: 44.2%
• Equity multiple: 7.28×
• Total profit: $105,480
• Equity at exit: $47,540

Cash invested: $16,800 (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 63732

• Home prices YoY: 1.6%
• Active inventory: 6
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $539

Break-even live

Break-even rent $494

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $60,000 Active 131 DOM
2. 2026-06-18
   days on market $60,000 Active 130 DOM
3. 2026-06-17
   days on market $60,000 Active 129 DOM
4. 2026-06-16
   days on market $60,000 Active 128 DOM
5. 2026-06-15
   days on market $60,000 Active 127 DOM
6. 2026-06-14
   days on market $60,000 Active 125 DOM
7. 2026-06-13
   days on market $60,000 Active 124 DOM
8. 2026-06-10
   days on market $60,000 Active 122 DOM
9. 2026-06-09
   days on market $60,000 Active 121 DOM
10. 2026-06-08
    days on market $60,000 Active 120 DOM
11. 2026-06-07
    days on market $60,000 Active 119 DOM
12. 2026-06-05
    days on market $60,000 Active 116 DOM
13. 2026-06-03
    days on market $60,000 Active 115 DOM
14. 2026-06-02
    days on market $60,000 Active 114 DOM
15. 2026-06-01
    days on market $60,000 Active 113 DOM
16. 2026-05-31
    days on market $60,000 Active 112 DOM
17. 2026-05-30
    days on market $60,000 Active 111 DOM
18. 2026-02-09
    listed $60,000 Active
19. 2026-01-22
    historical $60,000
20. 2025-08-06
    status Active
21. 2025-08-06
    price $65,000
22. 2025-03-27
    price $70,000
23. 2024-12-02
    status Active
24. 2024-12-02
    price $77,500
25. 2024-12-01
    historical
26. 2024-09-04
    listed $79,500 Active
27. 2007-07-27
    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: $607 · $51/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,118
• − Mortgage interest: −$3,361
• − Property taxes: −$607
• − Insurance: −$300
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$1,745
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,067/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: Altenburg 48
• NCES district ID: 2903040
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $54,941
• Composite: 37.39/100
• National rank: #8921
• State rank: #274 of 535 in MO

Livability — Altenburg

• Score: 60/100
• State rank: #472
• US rank: #18728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altenburg, MO
• Population (ZIP): 853

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,714 · +0.7%
• By 2040: 19,695 · +0.6%
• By 2050: 19,172 · -2.1%
• By 2075: 17,199 · -12.2%
• By 2100: 13,661 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Black 2%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+63.4) · D 17.9% · R 81.3%
• 2008→2024 swing: -34.2pp toward R · 2008: -29.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+63.4 2016: R+61.7 2012: R+43.6 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 235.6347
• 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

-24.5% since first listed

10 events — show timeline

• 2026-02-09 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-01-22 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2025-08-06 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-06 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-03-27 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2024-12-02 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-02 Price Changed $77,500 MARIS as Distributed by MLS Grid
• 2024-12-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-04 Listed $79,500 MARIS as Distributed by MLS Grid
• 2007-07-27 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $607 · +5.8% YoY. Source: county tax records.