906 S Allen St · Centralia, MO 65240

$130,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 35 Days on market

Built 1952 0.29 ac lot $108/sqft · 45% below area Est $238k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner has lived here for over 42 years. Many updates 3 bedrooms 1.5 baths updated forced air furnace nad central air 2 car attached garage great value

Key facts

• 0.29 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Lot approximately 0.29 acres (dimensions ~89.90 × 142.00)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water
• Home design: Single-family residence; Residential property in R-1 (one-family dwelling) zoning; Located in the SCOTTS SW subdivision; cross street Gano Chance
• Construction: Single-family construction
• Exterior features: Deck; Back yard with wood fencing; Paved road access

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $3 ($36/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 $104k (20.2% below list).
• Recommended offer: $104k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Centralia — 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 70/100 on livability (#127 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Centralia R-VI (town): math 43% / reading 48% proficiency, ranked #82 of 324 in MO (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centralia Intermediate (math 40% / reading 50%, grade D-, #410 of 1,115 statewide, top 37%, 305 students, 32% FRL); Centralia High (math 52% / reading 62%, grade C, #51 of 521 statewide, top 11%, 406 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Boone County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,704 (20.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $237,699
• List price: $130,000
• Delta: -45.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 S Allen St	0.12mi	3/1.0 (+1)	1,224 (+2%)	1mo	$179,700	$147	86
212 Alco St	0.17mi	2/2.0	1,153 (-4%)	0mo	$235,500	$204	81
201 Campbell St	0.03mi	3/2.0 (+1)	1,093 (-9%)	8mo	$239,900	$219	68
6 Mayes Meadow Mdw	0.38mi	3/1.5 (+1)	1,196 (-1%)	9mo	$219,000	$183	67
909 S Rollins St	0.05mi	3/1.5 (+1)	1,380 (+15%)	4mo	$184,650	$134	63
717 S Central St	0.28mi	3/2.0 (+1)	1,150 (-4%)	9mo	$235,000	$204	63
625 S Green St	0.32mi	3/1.0 (+1)	1,288 (+7%)	9mo	$188,900	$147	60
610 S Green St	0.37mi	3/2.0 (+1)	1,248 (+4%)	9mo	$165,000	$132	60
760 Tidball Ave	0.66mi	3/2.0 (+1)	1,192 (-1%)	2mo	$205,000	$172	57
780 Tidball Ave	0.67mi	3/1.0 (+1)	1,260 (+5%)	4mo	$189,500	$150	53
605 S Central St	0.42mi	3/2.0 (+1)	1,350 (+12%)	3mo	$200,000	$148	49
1008 Fairview St	0.71mi	3/2.0 (+1)	1,092 (-9%)	7mo	$205,000	$188	36

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-20,911
• Equity at exit: $19,383

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-18,106
• Equity at exit: $11,240

Cash invested: $36,400 (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 65240

• Home prices YoY: -20.6%
• Active inventory: 71
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $3

Break-even live

Break-even rent $1,033

Max offer price $130,000

Occupancy floor 95%

Sensitivity live

Price	-10% $77	-5% $40	+0% $3	+5% $-34	+10% $-71
Rent	-10% $-79	-5% $-38	+0% $3	+5% $44	+10% $85
Rate	-1.0pp $68	-0.5pp $36	base $3	+0.5pp $-31	+1.0pp $-65

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 35 DOM
2. 2026-06-19
   days on market $130,000 Active 33 DOM
3. 2026-06-18
   days on market $130,000 Active 32 DOM
4. 2026-06-17
   days on market $130,000 Active 31 DOM
5. 2026-06-16
   days on market $130,000 Active 30 DOM
6. 2026-06-15
   days on market $130,000 Active 29 DOM
7. 2026-06-14
   days on market $130,000 Active 27 DOM
8. 2026-06-13
   days on market $130,000 Active 26 DOM
9. 2026-06-10
   days on market $130,000 Active 24 DOM
10. 2026-06-09
    days on market $130,000 Active 23 DOM
11. 2026-06-08
    days on market $130,000 Active 22 DOM
12. 2026-06-07
    statusdays on market $130,000 Active 21 DOM
13. 2026-06-03
    status $130,000 Pending 19 DOM
14. 2026-06-02
    days on market $130,000 Active 19 DOM
15. 2026-06-01
    days on market $130,000 Active 18 DOM
16. 2026-06-01
    pricestatus $130,000 Active 17 DOM
17. 2026-05-15
    price $160,000 419-char remark
18. 2026-05-08
    listed $165,000 Active 419-char remark
19. 2026-03-31
    listed $149,900 Active
20. 2024-03-01
    soldstatus
21. 2022-08-18
    soldstatus

    Show marketing remark (150 chars)

    Owner has lived here for over 42 years. Many updates 3 bedrooms 1.5 baths updated forced air furnace nad central air 2 car attached garage great value

22. 2012-08-02
    soldstatus
23. 2011-12-11
    listed $69,900

    Show marketing remark (150 chars)

    Owner has lived here for over 42 years. Many updates 3 bedrooms 1.5 baths updated forced air furnace nad central air 2 car attached garage great value

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$296/yr (+$25/mo · 30.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,444
• − Mortgage interest: −$7,282
• − Property taxes: −$965
• − Insurance: −$650
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,782
• Taxable loss: −$2,225
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $570/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: Centralia R-VI
• NCES district ID: 2908400
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $50,465
• Composite: 39.08/100
• National rank: #4048
• State rank: #82 of 324 in MO

Livability — Centralia

• Score: 70/100
• State rank: #127
• US rank: #7477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, MO
• City population: 8,740
• Population (ZIP): 8,740

Population outlook (Boone County) Hauer SSP2

• Today (2025): 202,891 people
• By 2030: 217,799 · +7.3%
• By 2040: 246,789 · +21.6%
• By 2050: 276,116 · +36.1%
• By 2075: 348,426 · +71.7%
• By 2100: 400,856 · +97.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Boone

• 2024 margin: Lean D (+9.8) · D 53.9% · R 44.1% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 12.0pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+12.5 2016: D+5.9 2012: D+3.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.18%
• Current HPI: 251.817
• 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

+86.0% since first listed

13 events — show timeline

• 2026-06-05 Relisted — CBORMLS
• 2026-06-03 Pending — CBORMLS
• 2026-05-31 Relisted — CBORMLS
• 2026-05-31 Price Changed $130,000 CBORMLS
• 2026-05-25 Pending — CBORMLS
• 2026-05-22 Price Changed $155,000 CBORMLS
• 2026-05-15 Price Changed $160,000 CBORMLS
• 2026-05-08 Listed $165,000 CBORMLS
• 2026-03-31 Listed $149,900 CBORMLS
• 2024-03-01 Sold (Public Records) — Public Records
• 2022-08-18 Sold (MLS) — HMMLS
• 2012-08-02 Sold (Public Records) — Public Records
• 2011-12-11 Listed $69,900 HMMLS

Property tax history

+3.2%/yr

Latest (2025): $965 · +14.2% YoY. Source: county tax records.