905 S Griffith Ave · Aurora, MO 65605

$99,599

2 bd · 1.0 ba · 959 sqft · Other public records · 2 Days on market

Built 1955 0.25 ac lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

Key facts

• Big backyard
• Close to restaurants
• Close to drs

Tags

• BIG BACKYARD
• STORAGE SHED
• UPDATED KITCHEN
• CLOSE TO STORES
• CLOSE TO RESTAURANTS
• CLOSE TO DRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $92k (7.4% below list).
• Recommended offer: $92k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.8% in Aurora — 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 56/100 on livability (#710 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Aurora R-VIII (town): math 30% / reading 37% proficiency, ranked #244 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aurora Jr. High (math 23% / reading 27%, grade F, #321 of 391 statewide, top 82%, 283 students, 62% FRL); Aurora High (math 37% / reading 47%, grade F, #218 of 521 statewide, top 45%, 573 students, 58% FRL).
• Market conditions: 140 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $688 of loan paydown is wiped out by about $3k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,232 (7.4% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 9.0

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-7,388
• Equity at exit: $14,851

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,707
• Equity at exit: $8,612

Cash invested: $27,888 (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 65605

• Home prices YoY: -4.5%
• Active inventory: 140
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $138

Break-even live

Break-even rent $747

Max offer price $99,599

Occupancy floor 80%

Sensitivity live

Price	-10% $195	-5% $166	+0% $138	+5% $110	+10% $82
Rent	-10% $65	-5% $102	+0% $138	+5% $175	+10% $211
Rate	-1.0pp $188	-0.5pp $163	base $138	+0.5pp $112	+1.0pp $86

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: $24,900
• Closing costs: $2,988
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 E Springfield St Aurora, MO	2.0	1.0	900	$950	$1.06	24d	1	0.13mi
221 N Park Ave Unit B Aurora, MO	2.0	1.0	1000	$950	$0.95	14d	1	0.87mi
600 Fogle Dr Unit 600 B Aurora, MO	2.0	1.0	857	$625	$0.73	24d	1	1.16mi

Listing history 12 events

1. 2026-03-18
   status Pending
2. 2026-03-16
   listed $99,599 Active
3. 2023-12-05
   soldstatus Closed 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

4. 2023-12-05
   soldstatus

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

5. 2023-11-25
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

6. 2023-11-22
   status Active 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

7. 2023-11-16
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

8. 2023-11-11
   status Active 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

9. 2023-09-26
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

10. 2023-09-20
    listed $119,900 Active 221-char remark

    Show marketing remark (221 chars)

    Cute updated 2 Bedroom Home with a beautiful New kitchen, New paint, New carpet, Light fixtures, New Bathroom and more! Huge back yard has a storage shed with lean-to and tree house. Great for investment or Starter Home!

11. 2015-06-26
    soldstatus 171-char remark

    Show marketing remark (171 chars)

    OWNER JUST REMODELED HOUSE WITH NEW ROOF, WINDOWS, SIDING, GUTTERING, CH/CA , CARPET, TILE VINYL AND REFINISHED HARDWOOD FLOORS IN LIVING ROOM, MASTER BEDROOM AND HALLWAY.

12. 2015-02-08
    listed $39,900 171-char remark

    Show marketing remark (171 chars)

    OWNER JUST REMODELED HOUSE WITH NEW ROOF, WINDOWS, SIDING, GUTTERING, CH/CA , CARPET, TILE VINYL AND REFINISHED HARDWOOD FLOORS IN LIVING ROOM, MASTER BEDROOM AND HALLWAY.

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $966 · $81/mo
• Expected delta: +$646/yr (+$54/mo · 201.6%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,068
• − Mortgage interest: −$5,579
• − Property taxes: −$320
• − Insurance: −$498
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,897
• Taxable income: $2
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,657/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: Aurora R-VIII
• NCES district ID: 2904020
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $37,036
• Composite: 27.84/100
• National rank: #6883
• State rank: #244 of 324 in MO

Livability — Aurora

• Score: 56/100
• State rank: #710
• US rank: #22927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, MO
• Population (ZIP): 11,611

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Korean 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: ▼ -12.62%
• Current HPI: 267.2335
• 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

+149.6% since first listed

12 events — show timeline

• 2026-03-18 Pending — SOMO
• 2026-03-16 Listed $99,599 SOMO
• 2023-12-05 Sold (Public Records) — Public Records
• 2023-12-05 Sold (MLS) — SOMO
• 2023-11-25 Pending — SOMO
• 2023-11-22 Relisted — SOMO
• 2023-11-16 Pending — SOMO
• 2023-11-11 Relisted — SOMO
• 2023-09-26 Pending — SOMO
• 2023-09-20 Listed $119,900 SOMO
• 2015-06-26 Sold (MLS) — SOMO
• 2015-02-08 Listed $39,900 SOMO

Property tax history

+3.8%/yr

Latest (2025): $320 · +7.3% YoY. Source: county tax records.