600 S Main St · Clinton, MO 64735

$124,900

3 bd · 2.0 ba · 1,061 sqft · Other public records · 94 Days on market

Built 1880 7,085 sqft lot $118/sqft · 87% above area Est $248k · 50% under

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Why this score? — see what drove the D 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 +9.7/30.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

Key facts

• Recent renovations
• Modern fixtures
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• RECENT RENOVATIONS
• UPDATED FLOOR COVERINGS
• MODERN FIXTURES
• FLEXIBLE LIVING OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (30.4% below list).
• Recommended offer: $87k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $125k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,981 (30.4% 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 94 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $248,332
• List price: $124,900
• Delta: -49.70%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-25,577
• Equity at exit: $18,623

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-29,267
• Equity at exit: $10,799

Cash invested: $34,972 (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: 12.0×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-83

Break-even live

Break-even rent $975

Max offer price $110,218

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-48	+0% $-83	+5% $-118	+10% $-154
Rent	-10% $-152	-5% $-117	+0% $-83	+5% $-49	+10% $-14
Rate	-1.0pp $-20	-0.5pp $-51	base $-83	+0.5pp $-115	+1.0pp $-148

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-14
   price $124,900 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

2. 2026-04-06
   price $129,500 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

3. 2026-03-26
   price $138,900 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

4. 2026-03-24
   price $139,500 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

5. 2026-03-10
   price $144,900 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

6. 2026-02-21
   listed $149,900 Active 967-char remark

   Show marketing remark (967 chars)

   Newly Renovated Corner Lot Beauty in Clinton, Missouri! Welcome home to this beautifully updated 3 bed, 2 bath property offering space, flexibility, and incredible value! With three additional non-conforming bedrooms, this home could function as up to 6 bedrooms — perfect for a growing family, guests, a home office setup, or hobby rooms. Situated on a desirable corner lot in Clinton, this property features a detached 2-car garage and plenty of room to spread out both inside and out. You’ll love the recent renovations, including fresh paint, updated floor coverings, modern fixtures, and more — giving the home a clean, refreshed feel that’s move-in ready. The spacious layout offers comfortable living areas and versatile spaces to fit your needs. Whether you’re looking for extra room, storage, or flexible living options, this property delivers! Schedule your showing today and come see all this home has to offer! Owner/Agent

7. 2025-05-30
   soldstatus Closed
8. 2025-05-19
   status Pending
9. 2025-05-17
   status Active
10. 2025-05-17
    price $99,500
11. 2025-05-16
    historical
12. 2025-05-16
    listed $99,005
13. 2023-10-23
    price $89,500
14. 2023-09-21
    listed $99,500 Active
15. 2021-01-25
    soldstatus
16. 2020-06-02
    listed $64,900
17. 2016-09-15
    soldstatus
18. 2016-01-17
    listed $38,900
19. 2010-02-15
    soldstatus $49,000
20. 2004-08-05
    soldstatus
21. 2004-08-04
    soldstatus $88,800
22. 2004-06-01
    listed $91,900

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$453/yr (+$38/mo · 59.7%)

ⓘ 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 ≥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: $10,438
• − Mortgage interest: −$6,996
• − Property taxes: −$759
• − Insurance: −$624
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$3,633
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $-218/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

+35.9% since first listed

22 events — show timeline

• 2026-05-14 Price Changed $124,900 WCAR
• 2026-04-06 Price Changed $129,500 WCAR
• 2026-03-26 Price Changed $138,900 WCAR
• 2026-03-24 Price Changed $139,500 WCAR
• 2026-03-10 Price Changed $144,900 WCAR
• 2026-02-21 Listed $149,900 WCAR
• 2025-05-30 Sold (MLS) — WCAR
• 2025-05-19 Pending — WCAR
• 2025-05-17 Relisted — WCAR
• 2025-05-17 Price Changed $99,500 WCAR
• 2025-05-16 Listed $99,005 WCAR
• 2025-05-16 Delisted — WCAR
• 2023-10-23 Price Changed $89,500 WCAR
• 2023-09-21 Listed $99,500 WCAR
• 2021-01-25 Sold (MLS) — WCAR
• 2020-06-02 Listed $64,900 WCAR
• 2016-09-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-01-17 Listed $38,900 Heartland MLS as Distributed by MLS Grid
• 2010-02-15 Sold (Public Records) $49,000 Public Records
• 2004-08-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-08-04 Sold (Public Records) $88,800 Public Records
• 2004-06-01 Listed $91,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $759 · +26.6% YoY. Source: county tax records.