413 E Oak St · Clinton, MO 64735

$32,900

2 bd · 1.0 ba · 789 sqft · Other public records · 25 Days on market

Built 1965 7,500 sqft lot

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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
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,500 sq ft lot
• Built 1965
• Listed 25 days

Property features AI

Exterior

• Parking: No garage
• Home design: Single-family residence; Residential property
• Exterior features: Lot measures approximately 50 x 150 (about 7,500 sq ft / 0.172 acres); Directions: Entering Clinton on 13 Hwy heading south (becomes 2nd Street) for about a half mile, turn left on Oak Street and go 3 blocks to the property

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single living area (open floor plan implied by 799 finished square feet)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $33k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $33k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 2.9% in Clinton — 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 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Henry Elem. (377 students, 54% FRL); Clinton Middle (math 27% / reading 26%, grade F, #313 of 391 statewide, top 81%, 356 students, 45% FRL); Clinton Sr. High (math 32% / reading 52%, grade F, #218 of 521 statewide, top 45%, 604 students, 34% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 188 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $227 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,406 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.50% ✓
• Cap rate: 22.04%
• Cash-on-cash: 56.23%
• DSCR: 3.50
• GRM: 3.3

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: 54.6%
• Equity multiple: 3.41×
• Total profit: $22,167
• Equity at exit: $4,905

10-year hold

• IRR: 59.7%
• Equity multiple: 6.94×
• Total profit: $54,730
• Equity at exit: $2,845

Cash invested: $9,212 (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 64735

• Home prices YoY: -6.2%
• Active inventory: 188
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $432

Break-even live

Break-even rent $277

Max offer price $32,900

Occupancy floor 43%

Sensitivity live

Price	-10% $450	-5% $441	+0% $432	+5% $422	+10% $413
Rent	-10% $367	-5% $399	+0% $432	+5% $464	+10% $497
Rate	-1.0pp $448	-0.5pp $440	base $432	+0.5pp $423	+1.0pp $414

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $32,900 Active 25 DOM
2. 2026-06-21
   days on market $32,900 Active 24 DOM
3. 2026-06-18
   days on market $32,900 Active 22 DOM
4. 2026-06-17
   days on market $32,900 Active 21 DOM
5. 2026-06-16
   days on market $32,900 Active 20 DOM
6. 2026-06-15
   days on market $32,900 Active 19 DOM
7. 2026-06-13
   days on market $32,900 Active 17 DOM
8. 2026-06-12
   days on market $32,900 Active 16 DOM
9. 2026-06-09
   days on market $32,900 Active 13 DOM
10. 2026-06-08
    days on market $32,900 Active 12 DOM
11. 2026-06-07
    days on market $32,900 Active 11 DOM
12. 2026-06-07
    days on market $32,900 Active 10 DOM
13. 2026-06-04
    days on market $32,900 Active 7 DOM
14. 2026-06-02
    days on market $32,900 Active 6 DOM
15. 2026-06-01
    days on market $32,900 Active 5 DOM
16. 2026-05-31
    days on market $32,900 Active 4 DOM
17. 2026-05-27
    listed $32,900 Active
18. 1985-05-01
    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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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 ≥108°F today · 18 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: $9,875
• − Mortgage interest: −$1,843
• − Property taxes: −$387
• − Insurance: −$164
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$957
• Taxable income: $4,944
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $3,993/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: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• 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

2 events — show timeline

• 2026-05-27 Listed $32,900 WCAR
• 1985-05-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $387 · +1.8% YoY. Source: county tax records.