305 W Maple St · Plattsburg, MO 64477

$72,000

2 bd · 1.5 ba · 800 sqft · SingleFamily public records · 3 Days on market

Built 1893 0.37 ac lot Est $130k · 44% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very clean & well maintained 2 bed room, 1 bath bungalow located on a quiet St. Open floor plan, freshly painted interior, kitchen updated w/ custom built oak cabinets, tile floor, breakfast bar & eating space. Ground level deck off kitchen. Updated bath w/ custom tile & whirlpool tub. Large 2 car detached Garage.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1893

Property features AI

Finance

• Other: Located on approximately 0.37 acre (owner reported); Age over 100 years

Exterior

• Parking: Detached garage; Garage faces the front; Off-street parking; 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Ranch single-story; Approximately 800 finished above-grade living area
• Construction: Stone and frame construction; Other construction details; Metal roof; Has basement with walk-up access, unfinished cellar and basement bedroom (stone/rock foundation elements)
• Exterior features: Lot includes streams; Property is in a flood plain

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Window air conditioning units
• Interior features: Ranch floor plan; Main-floor bedrooms and main-floor primary bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $72k).

Location & tenants

• Location reads 69/100 on livability (#145 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Clinton County R-III (rural): math 21% / reading 39% proficiency, ranked #257 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 67 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1893 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 W Maple St	0.00mi	2/1.0	800 (0%)	0mo	$72,000	$90	98
507 N Main St	0.25mi	2/1.0	844 (+6%)	24mo	$179,000	$212	57
502 W Walnut St	0.23mi	3/2.0 (+1)	919 (+15%)	4mo	$59,280	$65	54
202 S Walnut St	0.23mi	3/1.0 (+1)	880 (+10%)	15mo	$225,000	$256	53
100 Valley Drive N/A	0.44mi	2/1.0	912 (+14%)	14mo	$147,700	$162	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $257
• Equity at exit: $10,735

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $15,570
• Equity at exit: $6,225

Cash invested: $20,160 (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 64477

• Home prices YoY: -5.3%
• Active inventory: 38
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $187

Break-even live

Break-even rent $598

Max offer price $72,000

Occupancy floor 73%

Sensitivity live

Price	-10% $228	-5% $208	+0% $187	+5% $167	+10% $146
Rent	-10% $121	-5% $154	+0% $187	+5% $220	+10% $253
Rate	-1.0pp $224	-0.5pp $206	base $187	+0.5pp $169	+1.0pp $150

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   statusdays on market $72,000 Pending 3 DOM
2. 2026-06-01
   days on market $72,000 Active 2 DOM
3. 2026-05-31
   statusdays on market $72,000 Active 1 DOM
4. 2026-05-21
   historical $72,000
5. 2015-04-10
   soldstatus 334-char remark

   Show marketing remark (334 chars)

   Very clean & well maintained 2 bed room, 1 bath bungalow located on a quiet St. Open floor plan, freshly painted interior, kitchen updated w/ custom built oak cabinets, tile floor, breakfast bar & eating space. Ground level deck off kitchen. Updated bath w/ custom tile & whirlpool tub. Large 2 car detached Garage.

6. 2014-08-08
   listed $65,000 334-char remark

   Show marketing remark (334 chars)

   Very clean & well maintained 2 bed room, 1 bath bungalow located on a quiet St. Open floor plan, freshly painted interior, kitchen updated w/ custom built oak cabinets, tile floor, breakfast bar & eating space. Ground level deck off kitchen. Updated bath w/ custom tile & whirlpool tub. Large 2 car detached Garage.

7. 2013-12-05
   listed $72,499 187-char remark

   Show marketing remark (187 chars)

   Cute, historic house in historic town! Lots of updates and upgrades inside and out! Charmer! Great for first time homebuyers or those wanting to downsize and have everything on one level!

8. 2008-08-15
   soldstatus
9. 2008-05-09
   listed $20,700

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $782 · $65/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,026
• − Mortgage interest: −$4,033
• − Property taxes: −$782
• − Insurance: −$360
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,095
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $1,971/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 County R-III
• NCES district ID: 2925290
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $55,969
• Composite: 26.71/100
• National rank: #7151
• State rank: #257 of 324 in MO

Livability — Plattsburg

• Score: 69/100
• State rank: #145
• US rank: #8253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburg, MO
• City population: 3,459
• Population (ZIP): 3,459

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 20,532 people
• By 2030: 20,365 · -0.8%
• By 2040: 19,744 · -3.8%
• By 2050: 18,659 · -9.1%
• By 2075: 15,981 · -22.2%
• By 2100: 11,916 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+47.9) · D 25.4% · R 73.3% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -11.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+45.0 2016: R+44.0 2012: R+22.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.92%
• Current HPI: 264.0722
• 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

+247.8% since first listed

6 events — show timeline

• 2026-05-21 Coming Soon $72,000 Heartland MLS as Distributed by MLS Grid
• 2015-04-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-08-08 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2013-12-05 Listed $72,499 Heartland MLS as Distributed by MLS Grid
• 2008-08-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-05-09 Listed $20,700 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $782 · +8.8% YoY. Source: county tax records.