503 S West St · Mount Vernon, MO 65712

$93,900

2 bd · 1.0 ba · 1,288 sqft · Other public records · 232 Days on market

Built 1967 8,712 sqft lot ↓ 4% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom 2 bath home is centrally located near the Mt. Vernon Square, Mt. Vernon Middle School, the Spirit of 76 Park and in between Springfield and Joplin. Enjoy your morning coffee in the front screened in porch. This is a great starter home, with beautiful hardwood floors, the 2nd bathroom was added in 2019, the price is right, come take a look.

Key facts

• Carport
• Walkability
• Fully fenced yard

Tags

• CORNER LOT
• SCREENED IN FRONT PORCH
• FULLY FENCED YARD
• CARPORT
• WALKABILITY

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Corner lot; City street frontage; Publicly maintained road
• Construction: Brick and stucco construction; Composition roof
• Exterior features: Front porch; Chain-link fencing; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Unfinished, partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.3% in Mount Vernon — 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 72/100 on livability (#98 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon Elem. (308 students, 53% FRL); Mt. Vernon Middle (math 36% / reading 43%, grade F, #189 of 391 statewide, top 51%, 361 students, 48% FRL); Mt. Vernon High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 458 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $649 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $54k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.8

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: 28.2%
• Equity multiple: 2.17×
• Total profit: $30,834
• Equity at exit: $14,001

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $86,074
• Equity at exit: $8,119

Cash invested: $26,292 (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 65712

• Home prices YoY: -17.5%
• Active inventory: 87
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$492
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $723

Break-even live

Break-even rent $717

Max offer price $93,900

Occupancy floor 51%

Sensitivity live

Price	-10% $777	-5% $750	+0% $723	+5% $697	+10% $670
Rent	-10% $594	-5% $659	+0% $723	+5% $788	+10% $852
Rate	-1.0pp $771	-0.5pp $747	base $723	+0.5pp $699	+1.0pp $674

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 W Blaze Rd Mount Vernon, MO	3.0	2.0	1600	$1,650	$1.03	14d	1	0.28mi
1706 S Hazel St Mt Vernon, MO	3.0	2.0	1419	$1,595	$1.12	14d	1	0.67mi

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-04-03
   price $93,900
3. 2026-03-07
   price $99,900
4. 2025-12-24
   price $114,900
5. 2025-12-04
   status Active
6. 2025-11-07
   status Pending
7. 2025-10-09
   price $132,900
8. 2025-08-27
   listed $147,900 Active
9. 2020-10-19
   soldstatus
10. 2020-10-15
    soldstatus 366-char remark

    Show marketing remark (366 chars)

    This charming 3 bedroom 2 bath home is centrally located near the Mt. Vernon Square, Mt. Vernon Middle School, the Spirit of 76 Park and in between Springfield and Joplin. Enjoy your morning coffee in the front screened in porch. This is a great starter home, with beautiful hardwood floors, the 2nd bathroom was added in 2019, the price is right, come take a look.

11. 2020-09-01
    listed $98,000 366-char remark

    Show marketing remark (366 chars)

    This charming 3 bedroom 2 bath home is centrally located near the Mt. Vernon Square, Mt. Vernon Middle School, the Spirit of 76 Park and in between Springfield and Joplin. Enjoy your morning coffee in the front screened in porch. This is a great starter home, with beautiful hardwood floors, the 2nd bathroom was added in 2019, the price is right, come take a look.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$495/yr (+$41/mo · 118.8%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,590
• − Mortgage interest: −$5,260
• − Property taxes: −$416
• − Insurance: −$470
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$2,732
• Taxable income: $7,578
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $6,862/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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Mount Vernon

• Score: 72/100
• State rank: #98
• US rank: #6475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, MO
• Population (ZIP): 8,910

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -51.55%
• Current HPI: 243.6185
• 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

-4.2% since first listed

11 events — show timeline

• 2026-05-14 Pending — SOMO
• 2026-04-03 Price Changed $93,900 SOMO
• 2026-03-07 Price Changed $99,900 SOMO
• 2025-12-24 Price Changed $114,900 SOMO
• 2025-12-04 Relisted — SOMO
• 2025-11-07 Pending — SOMO
• 2025-10-09 Price Changed $132,900 SOMO
• 2025-08-27 Listed $147,900 SOMO
• 2020-10-19 Sold (Public Records) — Public Records
• 2020-10-15 Sold (MLS) — SOMO
• 2020-09-01 Listed $98,000 SOMO

Property tax history

+3.8%/yr

Latest (2025): $416 · +7.4% YoY. Source: county tax records.