204 W 3rd St · Stanberry, MO 64489

$129,900

3 bd · 3.0 ba · 1,776 sqft · SingleFamily public records · 113 Days on market

Built 1875 8,668 sqft lot $73/sqft · 27% below area Est $179k · 27% under ↓ 7% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1.5-bath home is full of opportunity and ready for its next chapter! Situated on a large, fenced-in lot, there’s plenty of room to enjoy outdoor living, pets, gardening, or entertaining. With solid space and endless potential, this property is perfect for buyers looking to add their personal touch. Don’t miss your chance to make it your own!

Key facts

• 8,668 sq ft lot
• Built 1875
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $124k (4.5% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#152 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Stanberry R-II (rural): math 50% / reading 50% proficiency, ranked #119 of 535 in MO (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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: 0.96% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $178,978
• List price: $129,900
• Delta: -27.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 E 3rd St	0.14mi	3/2.5	1,906 (+7%)	1mo	$225,900	$119	78
518 N Willow St	0.24mi	4/2.0 (+1)	1,778 (+0%)	13mo	$79,900	$45	69
315 N Park St	0.11mi	4/2.5 (+1)	1,607 (-10%)	11mo	$199,500	$124	63
314 N Alanthus Ave	0.29mi	3/2.0	1,600 (-10%)	7mo	$136,999	$86	60
116 W 2nd St	0.09mi	2/2.0 (-1)	1,610 (-9%)	22mo	$150,000	$93	52
518 N Maple St	0.44mi	3/2.0	1,943 (+9%)	20mo	$175,000	$90	43

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: 12.4%
• Equity multiple: 1.71×
• Total profit: $25,754
• Equity at exit: $58,409

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $77,460
• Equity at exit: $90,015

Cash invested: $36,372 (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 64489

• Active inventory: 12
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $159

Break-even live

Break-even rent $1,039

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $196	+0% $159	+5% $122	+10% $86
Rent	-10% $61	-5% $110	+0% $159	+5% $208	+10% $257
Rate	-1.0pp $225	-0.5pp $192	base $159	+0.5pp $125	+1.0pp $91

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $129,900 Active 113 DOM
2. 2026-06-21
   days on market $129,900 Active 112 DOM
3. 2026-06-18
   days on market $129,900 Active 110 DOM
4. 2026-06-17
   days on market $129,900 Active 109 DOM
5. 2026-06-17
   price $129,900 Active 108 DOM
6. 2026-06-16
   days on market $149,000 Active 108 DOM
7. 2026-06-15
   days on market $149,000 Active 107 DOM
8. 2026-06-13
   days on market $149,000 Active 105 DOM
9. 2026-06-12
   days on market $149,000 Active 104 DOM
10. 2026-06-09
    days on market $149,000 Active 101 DOM
11. 2026-06-08
    days on market $149,000 Active 100 DOM
12. 2026-06-07
    days on market $149,000 Active 99 DOM
13. 2026-06-05
    days on market $149,000 Active 97 DOM
14. 2026-06-04
    days on market $149,000 Active 95 DOM
15. 2026-06-02
    days on market $149,000 Active 94 DOM
16. 2026-06-01
    days on market $149,000 Active 93 DOM
17. 2026-05-31
    days on market $149,000 Active 92 DOM
18. 2026-03-01
    listed $149,000 Active 371-char remark

    Show marketing remark (371 chars)

    This 3-bedroom, 1.5-bath home is full of opportunity and ready for its next chapter! Situated on a large, fenced-in lot, there’s plenty of room to enjoy outdoor living, pets, gardening, or entertaining. With solid space and endless potential, this property is perfect for buyers looking to add their personal touch. Don’t miss your chance to make it your own!

19. 2026-02-28
    historical $149,000 371-char remark

    Show marketing remark (371 chars)

    This 3-bedroom, 1.5-bath home is full of opportunity and ready for its next chapter! Situated on a large, fenced-in lot, there’s plenty of room to enjoy outdoor living, pets, gardening, or entertaining. With solid space and endless potential, this property is perfect for buyers looking to add their personal touch. Don’t miss your chance to make it your own!

20. 2026-02-27
    historical
21. 2025-10-10
    price $155,500
22. 2025-09-10
    listed $160,000 Active
23. 2025-09-10
    historical

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$230/yr (+$19/mo · 22.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,890
• − Mortgage interest: −$7,276
• − Property taxes: −$1,030
• − Insurance: −$650
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,779
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,964/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: Stanberry R-II
• NCES district ID: 2929340
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $44,567
• Composite: 44.29/100
• National rank: #6164
• State rank: #119 of 535 in MO

Livability — Stanberry

• Score: 69/100
• State rank: #152
• US rank: #8604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanberry, MO
• Population (ZIP): 2,211

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 89% English-only · German/W. Germanic 10% Tagalog/Filipino 1%

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

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

-6.9% since first listed

6 events — show timeline

• 2026-03-01 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Coming Soon $149,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $155,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-10 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-10 Coming Soon — Heartland MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,030 · +11.0% YoY. Source: county tax records.