202 S Main St · Everton, MO 65646

$69,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 306 Days on market

Built 1960 Fair condition 3,485 sqft lot $88/sqft · 82% above 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +7.0/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Cozy 2-bedroom, 1-bath home in Everton, MO! This property offers comfortable living with a simple layout and small-town charm. Perfect for a starter home, rental, or investment opportunity.

Key facts

• 3,485 sq ft lot
• Built 1960
• Listed 306 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#804 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Everton R-III (rural): math 20% / reading 40% proficiency, ranked #459 of 535 in MO (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $3k appreciation (4.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $37,869
• List price: $69,000
• Delta: 82.21%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.24×
• Total profit: $24,034
• Equity at exit: $35,161

10-year hold

• IRR: 21.0%
• Equity multiple: 4.33×
• Total profit: $64,427
• Equity at exit: $57,650

Cash invested: $19,320 (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 65646

• Home prices YoY: 1.7%
• Active inventory: 26
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $186

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 73%

Sensitivity live

Price	-10% $233	-5% $209	+0% $186	+5% $162	+10% $138
Rent	-10% $119	-5% $152	+0% $186	+5% $219	+10% $252
Rate	-1.0pp $220	-0.5pp $203	base $186	+0.5pp $168	+1.0pp $150

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,000 Active 306 DOM
2. 2026-06-21
   days on market $69,000 Active 305 DOM
3. 2026-06-18
   days on market $69,000 Active 303 DOM
4. 2026-06-17
   days on market $69,000 Active 302 DOM
5. 2026-06-16
   days on market $69,000 Active 301 DOM
6. 2026-06-15
   days on market $69,000 Active 300 DOM
7. 2026-06-13
   days on market $69,000 Active 298 DOM
8. 2026-06-12
   pricedays on market $69,000 Active 297 DOM
9. 2026-06-09
   days on market $75,000 Active 294 DOM
10. 2026-06-08
    days on market $75,000 Active 293 DOM
11. 2026-06-07
    days on market $75,000 Active 292 DOM
12. 2026-06-05
    days on market $75,000 Active 290 DOM
13. 2026-06-04
    days on market $75,000 Active 288 DOM
14. 2026-06-02
    days on market $75,000 Active 287 DOM
15. 2026-06-01
    days on market $75,000 Active 286 DOM
16. 2026-05-31
    days on market $75,000 Active 285 DOM
17. 2025-08-19
    listed $75,000 Active 189-char remark

    Show marketing remark (189 chars)

    Cozy 2-bedroom, 1-bath home in Everton, MO! This property offers comfortable living with a simple layout and small-town charm. Perfect for a starter home, rental, or investment opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,063
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,007
• Taxable income: $1,200
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $1,939/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This single-family home in Everton, MO requires significant repairs and maintenance, including roof and exterior work, to improve its condition and value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior — Overgrown lawn and debris
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Both landscaping and curb appeal — Enhances visual appeal and property value
• Both roof repair — Fixes major issue and improves property value
• Both HVAC upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior · Overgrown lawn and debris	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances visual appeal and property value ↑
• Both roof repair — Fixes major issue and improves property value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Everton R-III
• NCES district ID: 2911580
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $40,988
• Composite: 28.14/100
• National rank: #12203
• State rank: #459 of 535 in MO

Livability — Everton

• Score: 54/100
• State rank: #804
• US rank: #24183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everton, MO
• Population (ZIP): 1,812

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 9% Italian 5% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 245.0109
• 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

1 event — show timeline

• 2025-08-19 Listed $75,000 SOMO