701 Orchard St · St. James, MO 65401

$44,900

2 bd · 1.0 ba · 1,527 sqft · SingleFamily public records · 67 Days on market

Built 1900 0.26 ac lot $29/sqft · 75% below area

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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
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value; this property is listed at a very reasonable price. Scoop this one up soon!

Key facts

• 0.26 acre lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 4.1% in St. James — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. James R-I (town): math 44% / reading 50% proficiency, ranked #72 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.2%/yr); 268 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($42k) 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1900 — 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: 2.64% ✓
• Cap rate: 23.76%
• Cash-on-cash: 62.40%
• DSCR: 3.78
• GRM: 3.2

CMA / ARV

• ARV (median comp): $176,457
• List price: $44,900
• Delta: -74.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Rhoda St	0.24mi	3/2.0 (+1)	1,564 (+2%)	2mo	$175,750	$112	74
114 Cartall St	0.13mi	3/2.0 (+1)	1,662 (+9%)	3mo	$229,900	$138	68
219 Cartall St	0.17mi	3/2.0 (+1)	1,460 (-4%)	12mo	$249,000	$171	66
256 E Charles St	0.23mi	3/2.0 (+1)	1,556 (+2%)	15mo	$38,000	$24	65
221 Lois St	0.62mi	3/2.0 (+1)	1,582 (+4%)	14mo	$169,900	$107	44
127 W James Blvd	0.70mi	3/2.5 (+1)	1,650 (+8%)	2mo	$189,000	$115	41
109 W James Blvd	0.71mi	2/1.0	1,409 (-8%)	20mo	$129,900	$92	37
415 W James Blvd	0.73mi	3/2.0 (+1)	1,415 (-7%)	12mo	$219,900	$155	35
230 W Scioto St	0.35mi	3/3.0 (+1)	1,344 (-12%)	19mo	$207,900	$155	35
68 S Oak St	0.68mi	3/2.0 (+1)	1,401 (-8%)	13mo	$175,000	$125	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 4.23×
• Total profit: $40,635
• Equity at exit: $6,695

10-year hold

• IRR: 72.6%
• Equity multiple: 10.35×
• Total profit: $117,553
• Equity at exit: $3,882

Cash invested: $12,572 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 268
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $654

Break-even live

Break-even rent $359

Max offer price $44,900

Occupancy floor 40%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $44,900 Active 67 DOM
2. 2026-06-18
   days on market $44,900 Active 66 DOM
3. 2026-06-17
   days on market $44,900 Active 65 DOM
4. 2026-06-16
   days on market $44,900 Active 64 DOM
5. 2026-06-15
   days on market $44,900 Active 63 DOM
6. 2026-06-14
   days on market $44,900 Active 61 DOM
7. 2026-06-12
   days on market $44,900 Active 60 DOM
8. 2026-06-09
   days on market $44,900 Active 57 DOM
9. 2026-06-08
   days on market $44,900 Active 56 DOM
10. 2026-06-07
    days on market $44,900 Active 55 DOM
11. 2026-06-03
    days on market $44,900 Active 51 DOM
12. 2026-06-02
    days on market $44,900 Active 50 DOM
13. 2026-06-01
    days on market $44,900 Active 49 DOM
14. 2026-05-31
    days on market $44,900 Active 48 DOM
15. 2026-04-14
    listed $44,900 Active 251-char remark

    Show marketing remark (251 chars)

    Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value; this property is listed at a very reasonable price. Scoop this one up soon!

16. 2026-04-13
    historical $44,900 251-char remark

    Show marketing remark (251 chars)

    Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value; this property is listed at a very reasonable price. Scoop this one up soon!

17. 2026-03-11
    listed $44,900 Active 252-char remark

    Show marketing remark (252 chars)

    Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value ; this property is listed at a very reasonable price. Scoop this one up soon!

18. 2026-03-08
    price $44,900 252-char remark

    Show marketing remark (252 chars)

    Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value ; this property is listed at a very reasonable price. Scoop this one up soon!

19. 2026-03-08
    historical $449,000 252-char remark

    Show marketing remark (252 chars)

    Investors, are you looking for a place to grow your portfolio? The possibilities are endless. These two lots have one home with 2 bedrooms and 1 bath. The home holds no value ; this property is listed at a very reasonable price. Scoop this one up soon!

20. 2004-07-14
    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: $357 · $30/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$79/yr (+$7/mo · 22.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,242
• − Mortgage interest: −$2,515
• − Property taxes: −$357
• − Insurance: −$224
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$1,306
• Taxable income: $7,561
• Est. tax owed @ 24.0%: −$1,815
• After-tax cash flow: $6,030/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: St. James R-I
• NCES district ID: 2929250
• Math proficiency: 44% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $44,308
• Composite: 39.74/100
• National rank: #3894
• State rank: #72 of 324 in MO

Livability — St. James

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. James, MO
• County: Phelps County · 42,017 people
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• 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

-90.0% since first listed

6 events — show timeline

• 2026-04-14 Listed $44,900 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $44,900 MARIS as Distributed by MLS Grid
• 2026-03-11 Listed $44,900 MARIS as Distributed by MLS Grid
• 2026-03-08 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2026-03-08 Coming Soon $449,000 MARIS as Distributed by MLS Grid
• 2004-07-14 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $357 · +14.2% YoY. Source: county tax records.