113 W 5th St · Stanberry, MO 64489

$64,900

2 bd · 3.0 ba · 1,280 sqft · Other public records · 45 Days on market

Built 1920 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
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 1.5-bath home located in the heart of a quiet small-town community. This property features mature trees providing great shade and curb appeal, along with a 1-car attached garage for convenience. Inside, you’ll find a cozy bricked hearth area—perfect for a wood stove and adding warm character to the living space. Enjoy relaxing on the concrete front porch while taking in the peaceful surroundings. Ideally situated just half a block from the school, 2 blocks from the grocery store, and only 3 blocks from downtown, this home offers both comfort and convenience. Property needs TLC, but offers great possibility as a first time home or investment property. Affordab

Key facts

• Concrete front porch
• Bricked hearth area
• 7,500 sq ft lot

Tags

• BRICKED HEARTH AREA
• CONCRETE FRONT PORCH
• HALF A BLOCK FROM THE SCHOOL
• 3 BLOCKS FROM DOWNTOWN

Property features AI

Exterior

• Parking: Attached garage facing the rear (1-car garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Facing north; One-story (all main living spaces on first floor)
• Construction: Frame construction with vinyl siding; Composition roof; Crawl space foundation; Over 100 years old
• Exterior features: Porch; City lot; Lot approximately 50 x 150 (7,500 sq ft)

Interior

• Kitchen: Dishwasher; Refrigerator; Vinyl in kitchen
• Bedrooms: 2 bedrooms (both on the main/first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (has air conditioning)
• Interior features: Thermal windows; Formal living room; Main-floor bedrooms (primary and additional)
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#152 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Stanberry R-II (rural): math 50% / reading 50% proficiency, ranked #119 of 535 in MO (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stanberry Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 227 students, 30% FRL); Stanberry High (math 57% / reading 62%, grade C+, #35 of 521 statewide, top 8%, 139 students, 37% FRL).
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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. 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: 1.63% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.1

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: 33.1%
• Equity multiple: 2.87×
• Total profit: $34,012
• Equity at exit: $29,182

10-year hold

• IRR: 33.4%
• Equity multiple: 5.64×
• Total profit: $84,379
• Equity at exit: $44,973

Cash invested: $18,172 (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 64489

• Active inventory: 12
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $411

Break-even live

Break-even rent $535

Max offer price $64,900

Occupancy floor 56%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 45 DOM
2. 2026-06-17
   days on market $64,900 Active 44 DOM
3. 2026-06-16
   days on market $64,900 Active 43 DOM
4. 2026-06-15
   days on market $64,900 Active 42 DOM
5. 2026-06-13
   days on market $64,900 Active 40 DOM
6. 2026-06-12
   days on market $64,900 Active 39 DOM
7. 2026-06-09
   days on market $64,900 Active 36 DOM
8. 2026-06-08
   days on market $64,900 Active 35 DOM
9. 2026-06-07
   days on market $64,900 Active 34 DOM
10. 2026-06-05
    days on market $64,900 Active 32 DOM
11. 2026-06-04
    days on market $64,900 Active 30 DOM
12. 2026-06-02
    days on market $64,900 Active 29 DOM
13. 2026-06-01
    days on market $64,900 Active 28 DOM
14. 2026-05-31
    days on market $64,900 Active 27 DOM
15. 2026-05-04
    listed $64,900 Active 771-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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,663
• − Mortgage interest: −$3,635
• − Property taxes: −$660
• − Insurance: −$324
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,888
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,944/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: Stanberry R-II
• NCES district ID: 2929340
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $44,567
• Composite: 44.29/100
• National rank: #6164
• State rank: #119 of 535 in MO

Livability — Stanberry

• Score: 69/100
• State rank: #152
• US rank: #8604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanberry, MO
• Population (ZIP): 2,211

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 89% English-only · German/W. Germanic 10% Tagalog/Filipino 1%

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-04 Listed $64,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $660 · +12.3% YoY. Source: county tax records.