413 S McCanse St · Mount Vernon, MO 65712

$210,000

2 bd · 3.0 ba · 1,573 sqft · Other public records · 270 Days on market

Built 1959

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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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome opportunity home with sweet details throughout! This home features a newly remodeled bathroom, a huge living room with lots of windows for natural light, and large kitchen with tons of cabinets. It also has original hard woods, a beautiful statement front door, two living areas, a formal dining room and so much more. This place is move in ready but could use some love. With a little bit of time and effort you will have quick equity!

Key facts

• Updated closets
• Stylish trim
• Modern paint

Tags

• NEW FLOORING
• UPDATED CLOSETS
• CUSTOM WHITE PINE
• STYLISH TRIM
• FULL INTERIOR REFRESH
• MODERN PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $57 ($681/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.3% below list).
• Recommended offer: $163k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Mount Vernon — 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 72/100 on livability (#98 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,071 (22.3% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.7

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-30,526
• Equity at exit: $31,312

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-22,376
• Equity at exit: $18,157

Cash invested: $58,800 (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 65712

• Home prices YoY: -17.5%
• Active inventory: 87
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $57

Break-even live

Break-even rent $1,559

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $176	-5% $116	+0% $57	+5% $-3	+10% $-62
Rent	-10% $-72	-5% $-8	+0% $57	+5% $121	+10% $186
Rate	-1.0pp $162	-0.5pp $110	base $57	+0.5pp $2	+1.0pp $-53

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 W Blaze Rd Mount Vernon, MO	3.0	2.0	1600	$1,650	$1.03	14d	1	0.47mi
1706 S Hazel St Mt Vernon, MO	3.0	2.0	1419	$1,595	$1.12	14d	1	0.79mi

Listing history 20 events

1. 2026-06-10
   days on market $210,000 Active 270 DOM
2. 2026-06-09
   days on market $210,000 Active 269 DOM
3. 2026-06-08
   days on market $210,000 Active 268 DOM
4. 2026-06-07
   days on market $210,000 Active 267 DOM
5. 2026-06-03
   days on market $210,000 Active 263 DOM
6. 2026-06-02
   days on market $210,000 Active 262 DOM
7. 2026-06-01
   days on market $210,000 Active 261 DOM
8. 2026-05-31
   days on market $210,000 Active 260 DOM
9. 2026-05-30
   days on market $210,000 Active 259 DOM
10. 2025-10-09
    price $199,750
11. 2025-09-19
    listed $210,000 Active
12. 2025-09-09
    listed $210,000 Active
13. 2023-05-01
    soldstatus
14. 2023-04-28
    soldstatus Closed 444-char remark

    Show marketing remark (444 chars)

    Awesome opportunity home with sweet details throughout! This home features a newly remodeled bathroom, a huge living room with lots of windows for natural light, and large kitchen with tons of cabinets. It also has original hard woods, a beautiful statement front door, two living areas, a formal dining room and so much more. This place is move in ready but could use some love. With a little bit of time and effort you will have quick equity!

15. 2023-03-17
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Awesome opportunity home with sweet details throughout! This home features a newly remodeled bathroom, a huge living room with lots of windows for natural light, and large kitchen with tons of cabinets. It also has original hard woods, a beautiful statement front door, two living areas, a formal dining room and so much more. This place is move in ready but could use some love. With a little bit of time and effort you will have quick equity!

16. 2023-02-22
    listed $106,500 Active 444-char remark

    Show marketing remark (444 chars)

    Awesome opportunity home with sweet details throughout! This home features a newly remodeled bathroom, a huge living room with lots of windows for natural light, and large kitchen with tons of cabinets. It also has original hard woods, a beautiful statement front door, two living areas, a formal dining room and so much more. This place is move in ready but could use some love. With a little bit of time and effort you will have quick equity!

17. 2021-09-27
    soldstatus
18. 2021-09-24
    soldstatus
19. 2021-07-01
    listed $109,900
20. 2016-02-01
    listed $79,500

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,524/yr (+$127/mo · 297.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,569
• − Mortgage interest: −$11,763
• − Property taxes: −$513
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$6,109
• Taxable loss: −$2,998
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,400/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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Mount Vernon

• Score: 72/100
• State rank: #98
• US rank: #6475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, MO
• Population (ZIP): 8,910

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.55%
• Current HPI: 243.6185
• 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

+151.3% since first listed

11 events — show timeline

• 2025-10-09 Price Changed $199,750 SOMO
• 2025-09-19 Listed $210,000 SOMO
• 2025-09-09 Listed $210,000 Fizber.com
• 2023-05-01 Sold (Public Records) — Public Records
• 2023-04-28 Sold (MLS) — SOMO
• 2023-03-17 Pending — SOMO
• 2023-02-22 Listed $106,500 SOMO
• 2021-09-27 Sold (MLS) — SOMO
• 2021-09-24 Sold (Public Records) — Public Records
• 2021-07-01 Listed $109,900 SOMO
• 2016-02-01 Listed $79,500 SOMO

Property tax history

+3.7%/yr

Latest (2025): $513 · +8.6% YoY. Source: county tax records.