13906 Elm Dr · Plato, MO 65552

$169,900

3 bd · 2.0 ba · 1,440 sqft · Other public records · 137 Days on market

Built 1988 1.00 ac lot $118/sqft · 14% below area Est $198k · 14% under

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Why this score? — see what drove the C- 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 +14.0/15.0
• Cash flow +12.3/30.0
• Appreciation +7.0/10.0
• DSCR +3.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Great potential in this 3 bedroom, 2 bathroom home located in the Plato school district. This property is ready for your finishing touches and would make an excellent candidate for a 203(k) FHA renovation loan or investor rehab. Featuring a wood-burning fireplace, large living spaces and a generous yard, this home offers plenty of space to reimagine and update. Bring your ideas! Property Highlights: • 3 Bedrooms / 2 Full Bathrooms • Wood-burning fireplace • Large yard — room for outdoor living, gardening, or expansion • Ideal for 203(k) or renovation financing • Solid layout with great potential for improvement • Located in the Plato school district Don’t miss this chance to unlock value and create something special — excellent opportunity for investors or owner-occupants ready to put in sweat equity!

Key facts

• Large yard
• 1 acre lot
• Garage

Tags

• WOOD-BURNING FIREPLACE
• LARGE YARD
• PLATO SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-30 ($-356/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (26.1% below list).
• Recommended offer: $126k (26.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#424 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Plato R-V (rural): math 30% / reading 42% proficiency, ranked #198 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.0% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,596 (26.1% 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 137 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $198,360
• List price: $169,900
• Delta: -14.35%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.58×
• Total profit: $27,595
• Equity at exit: $86,068

10-year hold

• IRR: 11.5%
• Equity multiple: 2.89×
• Total profit: $90,039
• Equity at exit: $140,711

Cash invested: $47,572 (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 65552

• Home prices YoY: 2.2%
• Active inventory: 23
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-30

Break-even live

Break-even rent $1,294

Max offer price $164,658

Occupancy floor 97%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $169,900 Active 137 DOM
2. 2026-06-18
   days on market $169,900 Active 136 DOM
3. 2026-06-17
   days on market $169,900 Active 135 DOM
4. 2026-06-16
   days on market $169,900 Active 134 DOM
5. 2026-06-15
   days on market $169,900 Active 133 DOM
6. 2026-06-14
   days on market $169,900 Active 131 DOM
7. 2026-06-12
   days on market $169,900 Active 130 DOM
8. 2026-06-09
   days on market $169,900 Active 127 DOM
9. 2026-06-08
   days on market $169,900 Active 126 DOM
10. 2026-06-07
    days on market $169,900 Active 125 DOM
11. 2026-06-05
    days on market $169,900 Active 122 DOM
12. 2026-06-03
    days on market $169,900 Active 121 DOM
13. 2026-06-02
    days on market $169,900 Active 120 DOM
14. 2026-06-01
    days on market $169,900 Active 119 DOM
15. 2026-05-31
    days on market $169,900 Active 118 DOM
16. 2026-05-30
    days on market $169,900 Active 117 DOM
17. 2026-02-02
    listed $169,900 Active 861-char remark

    Show marketing remark (861 chars)

    Great potential in this 3 bedroom, 2 bathroom home located in the Plato school district. This property is ready for your finishing touches and would make an excellent candidate for a 203(k) FHA renovation loan or investor rehab. Featuring a wood-burning fireplace, large living spaces and a generous yard, this home offers plenty of space to reimagine and update. Bring your ideas! Property Highlights: • 3 Bedrooms / 2 Full Bathrooms • Wood-burning fireplace • Large yard — room for outdoor living, gardening, or expansion • Ideal for 203(k) or renovation financing • Solid layout with great potential for improvement • Located in the Plato school district Don’t miss this chance to unlock value and create something special — excellent opportunity for investors or owner-occupants ready to put in sweat equity!

18. 2022-04-12
    soldstatus Closed 418-char remark

    Show marketing remark (418 chars)

    Great location to the South Gate of Fort Leonard Wood. Adorable 3 bedroom/ 2 bath home sitting on a one acre corner lot. Nice sized rooms with beautiful fireplace and a septic system installed in 2019. The house has central heat and air but also has ductwork ran for a wood heater if buyer chooses to install. Nice deck and flat yard gives that country feel yet close to Fort. Such a cute house. It's a must see!

19. 2022-02-16
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Great location to the South Gate of Fort Leonard Wood. Adorable 3 bedroom/ 2 bath home sitting on a one acre corner lot. Nice sized rooms with beautiful fireplace and a septic system installed in 2019. The house has central heat and air but also has ductwork ran for a wood heater if buyer chooses to install. Nice deck and flat yard gives that country feel yet close to Fort. Such a cute house. It's a must see!

20. 2022-01-30
    price $139,900 418-char remark

    Show marketing remark (418 chars)

    Great location to the South Gate of Fort Leonard Wood. Adorable 3 bedroom/ 2 bath home sitting on a one acre corner lot. Nice sized rooms with beautiful fireplace and a septic system installed in 2019. The house has central heat and air but also has ductwork ran for a wood heater if buyer chooses to install. Nice deck and flat yard gives that country feel yet close to Fort. Such a cute house. It's a must see!

21. 2021-11-20
    listed $144,900 Active 418-char remark

    Show marketing remark (418 chars)

    Great location to the South Gate of Fort Leonard Wood. Adorable 3 bedroom/ 2 bath home sitting on a one acre corner lot. Nice sized rooms with beautiful fireplace and a septic system installed in 2019. The house has central heat and air but also has ductwork ran for a wood heater if buyer chooses to install. Nice deck and flat yard gives that country feel yet close to Fort. Such a cute house. It's a must see!

22. 2018-11-13
    soldstatus
23. 2018-03-28
    listed $94,900
24. 2016-11-23
    listed $97,500

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$927/yr (+$77/mo · 128.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $15,072
• − Mortgage interest: −$9,517
• − Property taxes: −$721
• − Insurance: −$850
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,943
• Taxable loss: −$3,370
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $453/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: Plato R-V
• NCES district ID: 2925210
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $48,961
• Composite: 31.04/100
• National rank: #6085
• State rank: #198 of 324 in MO

Livability — Plato

• Score: 61/100
• State rank: #424
• US rank: #17568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,259

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Black 2%
• Common ancestry: Serbian 2% Lithuanian 2% Portuguese 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 184.3328
• 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

+74.3% since first listed

8 events — show timeline

• 2026-02-02 Listed $169,900 MARIS as Distributed by MLS Grid
• 2022-04-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-16 Pending — MARIS as Distributed by MLS Grid
• 2022-01-30 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2021-11-20 Listed $144,900 MARIS as Distributed by MLS Grid
• 2018-11-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-28 Listed $94,900 MARIS as Distributed by MLS Grid
• 2016-11-23 Listed $97,500 SOMO

Property tax history

+1.8%/yr

Latest (2025): $721 · -1.0% YoY. Source: county tax records.