601 S Hopper St · Kennett, MO 63857

$59,900

3 bd · 1.5 ba · 1,404 sqft · Other public records · 44 Days on market

Built 1973 8,799 sqft lot $43/sqft · 23% below area Est $77k · 23% under ↓ 14% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just listed! 3 beds/1.5 bath home with large living room, kitchen/dining room and laundry room. Spacious home that`s ready for new owners!

Key facts

• 8,799 sq ft lot
• Garage
• Built 1973

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No financial details provided beyond tax info

Exterior

• Parking: Has garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Single phase electric service; Cable available; Electricity available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding construction; Assessor-reported living area above grade
• Exterior features: City lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air
• Interior features: Central air conditioning; Electric heating
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 6.5% in Kennett — 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 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H. Byron Masterson Elem. (451 students, 99% FRL); Kennett Middle (math 21% / reading 28%, grade F, #324 of 391 statewide, top 83%, 417 students, 99% FRL); Kennett High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 497 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.93% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.21%
• DSCR: 2.66
• GRM: 4.3

CMA / ARV

• ARV (median comp): $77,368
• List price: $59,900
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.1%
• Equity multiple: 2.40×
• Total profit: $23,423
• Equity at exit: $8,931

10-year hold

• IRR: 40.1%
• Equity multiple: 4.76×
• Total profit: $63,070
• Equity at exit: $5,179

Cash invested: $16,772 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $520

Break-even live

Break-even rent $499

Max offer price $59,900

Occupancy floor 50%

Sensitivity live

Price	-10% $554	-5% $537	+0% $520	+5% $503	+10% $486
Rent	-10% $429	-5% $474	+0% $520	+5% $566	+10% $611
Rate	-1.0pp $550	-0.5pp $535	base $520	+0.5pp $505	+1.0pp $489

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $59,900 Active 44 DOM
2. 2026-06-21
   days on market $59,900 Active 43 DOM
3. 2026-06-18
   days on market $59,900 Active 41 DOM
4. 2026-06-17
   days on market $59,900 Active 40 DOM
5. 2026-06-16
   days on market $59,900 Active 39 DOM
6. 2026-06-15
   days on market $59,900 Active 38 DOM
7. 2026-06-13
   days on market $59,900 Active 36 DOM
8. 2026-06-12
   days on market $59,900 Active 35 DOM
9. 2026-06-09
   days on market $59,900 Active 32 DOM
10. 2026-06-08
    days on market $59,900 Active 31 DOM
11. 2026-06-07
    days on market $59,900 Active 30 DOM
12. 2026-06-05
    days on market $59,900 Active 28 DOM
13. 2026-06-04
    days on market $59,900 Active 26 DOM
14. 2026-06-02
    days on market $59,900 Active 25 DOM
15. 2026-06-01
    days on market $59,900 Active 24 DOM
16. 2026-05-31
    days on market $59,900 Active 23 DOM
17. 2026-05-08
    listed $59,900 Active 138-char remark
18. 2026-05-07
    historical $59,900 138-char remark
19. 2026-03-05
    price $59,900
20. 2026-02-04
    price $64,900
21. 2025-12-30
    listed $69,900 Active
22. 1997-12-01
    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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,886
• − Mortgage interest: −$3,355
• − Property taxes: −$660
• − Insurance: −$300
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,743
• Taxable income: $5,607
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $4,895/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

-14.3% since first listed

6 events — show timeline

• 2026-05-08 Listed $59,900 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $59,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-02-04 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2025-12-30 Listed $69,900 MARIS as Distributed by MLS Grid
• 1997-12-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $660 · +0.6% YoY. Source: county tax records.