10046 Eye St · Caledonia, MO 63622

$115,000

1 bd · 1.5 ba · 2,140 sqft · Other · 233 Days on market

Built 2014 0.52 ac lot $54/sqft · 9% below area Est $126k · 9% under ↓ 29% since listing

---

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).

• Cash flow +16.1/30.0
• ARV discount +11.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

Key facts

• Easy access
• Ample parking
• Business location

Tags

• CORNER LOT
• AMPLE PARKING
• BRAND NEW HOLDING TANKS
• BUSINESS LOCATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $59 ($705/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 $99k (13.8% below list).
• Recommended offer: $99k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 47/100 on livability (#946 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: crime F, amenities F, commute F.
• Valley R-VI (rural): math 28% / reading 41% proficiency, ranked #230 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caledonia Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 165 students, 52% FRL); Valley High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 183 students, 41% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Washington County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $99,084 (13.8% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $126,218
• List price: $115,000
• Delta: -8.89%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.55×
• Total profit: $17,568
• Equity at exit: $51,709

10-year hold

• IRR: 11.9%
• Equity multiple: 2.78×
• Total profit: $57,273
• Equity at exit: $79,690

Cash invested: $32,200 (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 63622

• Active inventory: 7
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $59

Break-even live

Break-even rent $916

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $124	-5% $91	+0% $59	+5% $26	+10% $-6
Rent	-10% $-20	-5% $20	+0% $59	+5% $98	+10% $137
Rate	-1.0pp $117	-0.5pp $88	base $59	+0.5pp $29	+1.0pp $-1

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $115,000 Active 233 DOM
2. 2026-06-21
   days on market $115,000 Active 232 DOM
3. 2026-06-18
   price $115,000 Active 230 DOM
4. 2026-06-18
   days on market $120,000 Active 230 DOM
5. 2026-06-17
   days on market $120,000 Active 229 DOM
6. 2026-06-16
   days on market $120,000 Active 228 DOM
7. 2026-06-15
   days on market $120,000 Active 227 DOM
8. 2026-06-13
   days on market $120,000 Active 225 DOM
9. 2026-06-12
   days on market $120,000 Active 224 DOM
10. 2026-06-09
    days on market $120,000 Active 221 DOM
11. 2026-06-08
    days on market $120,000 Active 220 DOM
12. 2026-06-07
    days on market $120,000 Active 219 DOM
13. 2026-06-05
    days on market $120,000 Active 217 DOM
14. 2026-06-04
    days on market $120,000 Active 215 DOM
15. 2026-06-02
    days on market $120,000 Active 214 DOM
16. 2026-06-01
    days on market $120,000 Active 213 DOM
17. 2026-05-31
    days on market $120,000 Active 212 DOM
18. 2026-04-22
    status Active 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

19. 2026-04-21
    price $120,000 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

20. 2026-03-30
    listed $125,000 Active 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

21. 2026-03-27
    soldstatus Closed 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

22. 2026-03-19
    price $125,000 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

23. 2025-12-17
    price $130,000 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

24. 2025-10-27
    listed $140,000 Active 489-char remark

    Show marketing remark (489 chars)

    Here is your chance to have a low maintenance building in the heart of Belgrade MO, currently being used as a residential 1 bedroom 1.5 bath home but previously used as a Masonic Lodge the possibilities are endless. Situated on a corner lot with ample parking and having brand new holding tanks installed on the property this building would make a great business location or an office building sitting on a slab, it is easy access. Call your agent and schedule your showings while you can.

25. 2025-05-16
    price $79,900
26. 2025-03-31
    listed $99,900 Active
27. 2025-03-22
    historical
28. 2025-03-18
    price $99,000
29. 2024-11-21
    listed $169,000 Active

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$239/yr (+$20/mo · 27.3%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,890
• − Mortgage interest: −$6,442
• − Property taxes: −$876
• − Insurance: −$575
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$3,345
• Taxable loss: −$1,251
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,005/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: Valley R-VI
• NCES district ID: 2930720
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $40,678
• Composite: 29.0/100
• National rank: #6616
• State rank: #230 of 324 in MO

Livability — Caledonia

• Score: 47/100
• State rank: #946
• US rank: #26206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 782

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,761 people
• By 2030: 22,923 · -3.5%
• By 2040: 20,992 · -11.7%
• By 2050: 18,849 · -20.7%
• By 2075: 13,749 · -42.1%
• By 2100: 9,016 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 6% Portuguese 4% Romanian 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -65.3pp toward R · 2008: 0.1pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.6 2016: R+55.2 2012: R+18.6 2008: D+0.1

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

-29.0% since first listed

12 events — show timeline

• 2026-04-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-10-27 Listed $140,000 MARIS as Distributed by MLS Grid
• 2025-05-16 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-03-31 Listed $99,900 MARIS as Distributed by MLS Grid
• 2025-03-22 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-18 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2024-11-21 Listed $169,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $876 · +0.1% YoY. Source: county tax records.