842 S Curry St · West Plains, MO 65775

$55,000

2 bd · 1.0 ba · 1,014 sqft · Other public records · 80 Days on market

Built 1940 0.62 ac lot $54/sqft · 63% below area

---

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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to Flip? This home needs lots of TLC, but sits on over 1/2 acre in town. Room to build additional home. House has great bones and metal roof, carport and older outbuilding. Priced to ensure great return for you.

Key facts

• Over 1/2 acre
• Metal roof
• Carport

Tags

• OVER 1/2 ACRE
• BUILD ADDITIONAL HOME
• METAL ROOF
• CARPORT
• OLDER OUTBUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($625 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, schools D.
• West Plains R-VII (rural): math 36% / reading 46% proficiency, ranked #152 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% 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 $15k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1940 — 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. 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?
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: 1.14% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $132,858
• List price: $55,000
• Delta: -58.60%
• 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: 0.9%
• Equity multiple: 1.03×
• Total profit: $536
• Equity at exit: $8,201

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $12,600
• Equity at exit: $4,755

Cash invested: $15,400 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 315
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $625 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $149

Break-even live

Break-even rent $437

Max offer price $55,000

Occupancy floor 71%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
W Main St West Plains, MO	2.0	1.5	960	$625	$0.65	44d	1	0.91mi

Listing history 19 events

1. 2026-06-13
   status $55,000 Pending 80 DOM
2. 2026-06-12
   days on market $55,000 Active 80 DOM
3. 2026-06-09
   days on market $55,000 Active 77 DOM
4. 2026-06-08
   days on market $55,000 Active 76 DOM
5. 2026-06-07
   days on market $55,000 Active 75 DOM
6. 2026-06-07
   days on market $55,000 Active 74 DOM
7. 2026-06-04
   days on market $55,000 Active 71 DOM
8. 2026-06-02
   days on market $55,000 Active 70 DOM
9. 2026-06-01
   days on market $55,000 Active 69 DOM
10. 2026-05-31
    days on market $55,000 Active 68 DOM
11. 2026-05-19
    price $55,000 219-char remark

    Show marketing remark (219 chars)

    Looking to Flip? This home needs lots of TLC, but sits on over 1/2 acre in town. Room to build additional home. House has great bones and metal roof, carport and older outbuilding. Priced to ensure great return for you.

12. 2026-03-24
    listed $60,000 Active 219-char remark

    Show marketing remark (219 chars)

    Looking to Flip? This home needs lots of TLC, but sits on over 1/2 acre in town. Room to build additional home. House has great bones and metal roof, carport and older outbuilding. Priced to ensure great return for you.

13. 2024-02-07
    soldstatus
14. 2022-07-26
    soldstatus
15. 2022-07-25
    soldstatus Closed 281-char remark

    Show marketing remark (281 chars)

    INVESTORS!! LOOKING TO FLIP?? This home needs lots of TLC but sits on over 1/2 acre in town. Room to build additional home(s). House has great bones and new metal roof, new carport and older outbuilding. Priced to ensure great return for you!Owner financing available. Terms TBD.

16. 2022-04-25
    historical 281-char remark

    Show marketing remark (281 chars)

    INVESTORS!! LOOKING TO FLIP?? This home needs lots of TLC but sits on over 1/2 acre in town. Room to build additional home(s). House has great bones and new metal roof, new carport and older outbuilding. Priced to ensure great return for you!Owner financing available. Terms TBD.

17. 2022-04-08
    listed $49,900 281-char remark

    Show marketing remark (281 chars)

    INVESTORS!! LOOKING TO FLIP?? This home needs lots of TLC but sits on over 1/2 acre in town. Room to build additional home(s). House has great bones and new metal roof, new carport and older outbuilding. Priced to ensure great return for you!Owner financing available. Terms TBD.

18. 2013-09-06
    soldstatus
19. 1970-03-14
    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: $406 · $34/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$127/yr (+$11/mo · 31.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $7,500
• − Mortgage interest: −$3,081
• − Property taxes: −$406
• − Insurance: −$275
• − Repairs & maintenance: −$600
• − Management: −$600
• − Depreciation: −$1,600
• Taxable income: $938
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,557/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: West Plains R-VII
• NCES district ID: 2931680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $32,206
• Composite: 33.59/100
• National rank: #5419
• State rank: #152 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Plains, MO
• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

+10.2% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $55,000 SOMO
• 2026-03-24 Listed $60,000 SOMO
• 2024-02-07 Sold (Public Records) — Public Records
• 2022-07-26 Sold (Public Records) — Public Records
• 2022-07-25 Sold (MLS) — SOMO
• 2022-04-25 Delisted — SOMO
• 2022-04-08 Listed $49,900 SOMO
• 2013-09-06 Sold (Public Records) — Public Records
• 1970-03-14 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $406 · +9.7% YoY. Source: county tax records.