233 Saint Francis St · Fulton, MO 65251

$89,900

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 24 Days on market

Built 1950 0.42 ac lot Est $162k · 44% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Small cottage/bungalow style home with 2 bedrooms and one bath, loft bonus room and unfinished basement with built in garage. Nice starter home or investment property. Home sold AS IS, no seller disclosure. Addendums to sign. Buyer to verify ALL information.

Key facts

• 0.42 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Residential single-family home; Faces east
• Construction: Composition roof
• Exterior features: Cleared, level lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Refrigerator; Electric Range; Wood and vinyl flooring; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.0% in Fulton — 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 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fulton Early Childhood Cntr (100 students, 59% FRL); Fulton Middle (math 36% / reading 37%, grade F, #231 of 391 statewide, top 60%, 498 students, 39% FRL); Fulton Sr. High (math 32% / reading 42%, grade F, #291 of 521 statewide, top 60%, 678 students, 33% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $161,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Saults St	0.53mi	3/1.0 (+1)	1,020 (+1%)	10mo	$135,000	$132	60
1235 Addalynn Dr	0.69mi	3/1.0 (+1)	1,000 (-1%)	2mo	$211,000	$211	59
206 W Chestnut St	0.12mi	2/2.0	1,100 (+9%)	20mo	$179,900	$164	58
403 E First St	0.58mi	1/1.0 (-1)	1,000 (-1%)	14mo	$140,000	$140	54
1228 Addalynn Dr	0.65mi	3/1.0 (+1)	1,000 (-1%)	21mo	$190,000	$190	45
519 Old Jefferson City Rd	0.29mi	2/1.0	874 (-14%)	23mo	$139,900	$160	45
208 W 5th St	0.45mi	3/1.0 (+1)	1,088 (+8%)	20mo	$159,900	$147	44
712 Jefferson St	0.69mi	2/1.0	1,121 (+11%)	13mo	$90,000	$80	39

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $3,644
• Equity at exit: $13,404

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $26,609
• Equity at exit: $7,773

Cash invested: $25,172 (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 65251

• Active inventory: 134
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$471
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $286

Break-even live

Break-even rent $741

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $337	-5% $311	+0% $286	+5% $261	+10% $235
Rent	-10% $199	-5% $242	+0% $286	+5% $330	+10% $373
Rate	-1.0pp $331	-0.5pp $309	base $286	+0.5pp $263	+1.0pp $239

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
997 Boulder Ct Fulton, MO	2.0	2.0	950	$1,100	$1.16	22d	1	0.55mi
803 Court St Unit D Fulton, MO	1.0	1.0	820	$755	$0.92	44d	1	0.79mi
128 King St Unit 130 Fulton, MO	3.0	1.0	1050	$1,250	$1.19	44d	1	0.87mi
501 Stack Rd Fulton, MO	3.0	1.5	1200	$1,275	$1.06	22d	1	0.89mi
103 E 10th St Fulton, MO	2.0	1.5	850	$815	$0.96	14d	1	1.12mi
301 W 14th St Fulton, MO	3.0	1.0	1240	$1,500	$1.21	14d	1	1.36mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-04-24
   listed $89,900 Active
3. 2020-06-29
   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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,242
• − Mortgage interest: −$5,036
• − Property taxes: −$922
• − Insurance: −$450
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,615
• Taxable income: $2,101
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $2,928/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: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, 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

3 events — show timeline

• 2026-05-20 Pending — CBORMLS
• 2026-04-24 Listed $89,900 CBORMLS
• 2020-06-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $922 · +12.2% YoY. Source: county tax records.