102 Crescent Dr · Macon, MO 63552

$79,500

2 bd · 1.0 ba · 980 sqft · Other public records · 71 Days on market

Built 1910 8,128 sqft lot $81/sqft · 63% above area ↓ 6% since listing

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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).

• Cash flow +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bed, 1 bath bungalow full of charm and updates! Enjoy newer flooring, doors, windows, and fresh paint throughout. Relax on the covered front and back patios overlooking a level backyard with a garden shed. The spacious eat-in kitchen features a large island with bar seating, perfect for entertaining. A convenient utility room doubles as a walk-in pantry for added storage. Located close to downtown, this home is a great option for a starter or investment property. Call or text Sonja at 660-651-4107 or the Tiger Team at 660-385-7297 to schedule your showing!

Key facts

• Newer flooring
• Level backyard
• Covered front patio

Tags

• NEWER FLOORING
• COVERED FRONT PATIO
• COVERED BACK PATIO
• LEVEL BACKYARD
• GARDEN SHED
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#151 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Macon County R-I (town): math 49% / reading 50% proficiency, ranked #54 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macon County population projected at -17% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.10% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (median comp): $48,866
• List price: $79,500
• Delta: 62.69%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,256
• Equity at exit: $11,854

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $19,194
• Equity at exit: $6,874

Cash invested: $22,260 (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 63552

• Home prices YoY: -10.9%
• Active inventory: 46
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $223

Break-even live

Break-even rent $591

Max offer price $79,500

Occupancy floor 69%

Sensitivity live

Price	-10% $268	-5% $245	+0% $223	+5% $200	+10% $178
Rent	-10% $154	-5% $188	+0% $223	+5% $257	+10% $292
Rate	-1.0pp $263	-0.5pp $243	base $223	+0.5pp $202	+1.0pp $181

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,500 Active 71 DOM
2. 2026-06-18
   days on market $79,500 Active 69 DOM
3. 2026-06-17
   days on market $79,500 Active 68 DOM
4. 2026-06-16
   days on market $79,500 Active 67 DOM
5. 2026-06-15
   days on market $79,500 Active 66 DOM
6. 2026-06-13
   days on market $79,500 Active 64 DOM
7. 2026-06-12
   days on market $79,500 Active 63 DOM
8. 2026-06-09
   days on market $79,500 Active 60 DOM
9. 2026-06-08
   days on market $79,500 Active 59 DOM
10. 2026-06-07
    days on market $79,500 Active 58 DOM
11. 2026-06-07
    days on market $79,500 Active 57 DOM
12. 2026-06-04
    days on market $79,500 Active 54 DOM
13. 2026-06-02
    days on market $79,500 Active 53 DOM
14. 2026-06-01
    days on market $79,500 Active 52 DOM
15. 2026-05-31
    days on market $79,500 Active 51 DOM
16. 2026-04-10
    listed $79,500 Active 569-char remark

    Show marketing remark (569 chars)

    Cute 2 bed, 1 bath bungalow full of charm and updates! Enjoy newer flooring, doors, windows, and fresh paint throughout. Relax on the covered front and back patios overlooking a level backyard with a garden shed. The spacious eat-in kitchen features a large island with bar seating, perfect for entertaining. A convenient utility room doubles as a walk-in pantry for added storage. Located close to downtown, this home is a great option for a starter or investment property. Call or text Sonja at 660-651-4107 or the Tiger Team at 660-385-7297 to schedule your showing!

17. 2025-09-26
    soldstatus
18. 2025-07-16
    listed $84,900 Active
19. 2024-11-25
    soldstatus

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$570/yr (+$48/mo · 283.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,471
• − Mortgage interest: −$4,453
• − Property taxes: −$201
• − Insurance: −$398
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,313
• Taxable income: $1,431
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,327/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: Macon County R-I
• NCES district ID: 2919410
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,850
• Composite: 41.21/100
• National rank: #3539
• State rank: #54 of 324 in MO

Livability — Macon

• Score: 69/100
• State rank: #151
• US rank: #8551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macon, MO
• Population (ZIP): 7,383

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Greek 2% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.49%
• Current HPI: 175.8958
• 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

-6.4% since first listed

4 events — show timeline

• 2026-04-10 Listed $79,500 NECAR
• 2025-09-26 Sold (Public Records) — Public Records
• 2025-07-16 Listed $84,900 NECAR
• 2024-11-25 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $201 · +11.1% YoY. Source: county tax records.