1647 County Road 806 · Gainesville, MO 65655

$45,900

2 bd · 1.0 ba · 670 sqft · Other public records · 49 Days on market

Built 1930 4,792 sqft lot $69/sqft · 16% below area Est $55k · 16% under

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Why this score? — see what drove the A- 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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Schools +3.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here is a fixer upper in the city limits of Gainesville, with city water and sewer. Home has a metal roof two bedrooms and one bathroom. With a little work this would make a good starter home or rental. Priced to Sell, give it a look!

Key facts

• Metal roof
• City water
• City sewer

Tags

• METAL ROOF
• CITY WATER
• CITY SEWER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; One level
• Construction: Stucco exterior; Metal roof
• Exterior features: Front porch; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall furnace; Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fan(s); Window unit(s)
• Laundry & utility: Washer; Dryer; Propane utility service

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $46k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.1% in Gainesville — 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 52/100 on livability (#856 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Gainesville R-V (rural): math 45% / reading 50% proficiency, ranked #85 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gainesville Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 303 students, 76% FRL); Gainesville High (math 52% / reading 52%, grade D+, #92 of 521 statewide, top 20%, 314 students, 74% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($317 loan paydown + $3k appreciation (5.7% local appreciation)).
• Ozark County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 15.70%
• Cash-on-cash: 33.61%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (median comp): $54,962
• List price: $45,900
• Delta: -16.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.75×
• Total profit: $35,381
• Equity at exit: $28,020

10-year hold

• IRR: 40.9%
• Equity multiple: 7.72×
• Total profit: $86,309
• Equity at exit: $50,107

Cash invested: $12,852 (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 65655

• Home prices YoY: 2.9%
• Active inventory: 61
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $360

Break-even live

Break-even rent $346

Max offer price $45,900

Occupancy floor 50%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $45,900 Active 49 DOM
2. 2026-06-18
   days on market $45,900 Active 48 DOM
3. 2026-06-17
   days on market $45,900 Active 47 DOM
4. 2026-06-16
   days on market $45,900 Active 46 DOM
5. 2026-06-15
   days on market $45,900 Active 45 DOM
6. 2026-06-14
   days on market $45,900 Active 43 DOM
7. 2026-06-12
   days on market $45,900 Active 42 DOM
8. 2026-06-09
   days on market $45,900 Active 39 DOM
9. 2026-06-08
   days on market $45,900 Active 38 DOM
10. 2026-06-07
    days on market $45,900 Active 37 DOM
11. 2026-06-02
    days on market $45,900 Active 32 DOM
12. 2026-06-01
    days on market $45,900 Active 31 DOM
13. 2026-05-31
    days on market $45,900 Active 30 DOM
14. 2026-05-30
    days on market $45,900 Active 29 DOM
15. 2026-04-30
    listed $45,900 Active 234-char remark

ⓘ 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: $158 · $13/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: +$288/yr (+$24/mo · 182.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,615
• − Mortgage interest: −$2,571
• − Property taxes: −$158
• − Insurance: −$230
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,335
• Taxable income: $3,783
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,412/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: Gainesville R-V
• NCES district ID: 2912600
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $31,957
• Composite: 38.97/100
• National rank: #4078
• State rank: #85 of 324 in MO

Livability — Gainesville

• Score: 52/100
• State rank: #856
• US rank: #24933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, MO
• City population: 2,313
• Population (ZIP): 2,313

Population outlook (Ozark County) Hauer SSP2

• Today (2025): 8,561 people
• By 2030: 8,040 · -6.1%
• By 2040: 7,069 · -17.4%
• By 2050: 6,310 · -26.3%
• By 2075: 5,095 · -40.5%
• By 2100: 4,112 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Ozark

• 2024 margin: Solid R (+70.0) · D 14.6% · R 84.6%
• 2008→2024 swing: -43.2pp toward R · 2008: -26.8pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.1 2016: R+64.8 2012: R+40.9 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.71%
• Current HPI: 200.776
• 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

1 event — show timeline

• 2026-04-30 Listed $45,900 SOMO

Property tax history

+2.2%/yr

Latest (2025): $158 · +11.9% YoY. Source: county tax records.