106 Grant St · Green City, MO 63545

$89,900

3 bd · 1.0 ba · 1,302 sqft · SingleFamily · 21 Days on market

Built 1915 9,000 sqft lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

Key facts

• Central heat
• Metal roof
• Vinyl siding

Tags

• METAL ROOF
• REPLACEMENT WINDOWS
• CENTRAL HEAT
• VINYL SIDING
• NEW FLOOR JOIST
• SUB FLOOR

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Metal roof
• Exterior features: Storm door(s)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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.

Location & tenants

• Location reads 58/100 on livability (#623 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Green City R-I (rural): math 50% / reading 45% proficiency, ranked #174 of 535 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.6% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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 1915 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1915 — 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. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.72×
• Total profit: $43,184
• Equity at exit: $54,498

10-year hold

• IRR: 25.1%
• Equity multiple: 5.47×
• Total profit: $112,475
• Equity at exit: $97,133

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 63545

• Home prices YoY: 5.5%
• Active inventory: 15
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $301

Break-even live

Break-even rent $666

Max offer price $89,900

Occupancy floor 66%

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: —

Listing history 25 events

1. 2026-06-18
   days on market $89,900 Active 21 DOM
2. 2026-06-17
   days on market $89,900 Active 20 DOM
3. 2026-06-16
   days on market $89,900 Active 19 DOM
4. 2026-06-15
   days on market $89,900 Active 18 DOM
5. 2026-06-14
   days on market $89,900 Active 16 DOM
6. 2026-06-12
   days on market $89,900 Active 15 DOM
7. 2026-06-09
   days on market $89,900 Active 12 DOM
8. 2026-06-08
   days on market $89,900 Active 11 DOM
9. 2026-06-07
   days on market $89,900 Active 10 DOM
10. 2026-06-05
    days on market $89,900 Active 8 DOM
11. 2026-06-04
    days on market $89,900 Active 6 DOM
12. 2026-06-02
    days on market $89,900 Active 5 DOM
13. 2026-06-01
    days on market $89,900 Active 4 DOM
14. 2026-05-31
    days on market $89,900 Active 3 DOM
15. 2026-05-28
    listed $89,900 Active
16. 2024-08-20
    soldstatus
17. 2024-08-16
    soldstatus Closed 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

18. 2024-07-24
    status Pending 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

19. 2024-07-16
    status Active 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

20. 2024-05-30
    status Pending 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

21. 2024-05-02
    price $52,500 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

22. 2024-02-22
    listed $65,000 Active 315-char remark

    Show marketing remark (315 chars)

    Looking for an Investment Opportunity. .. This 3 bedroom 1 bath house with a bonus room is ready for its new owner. With a metal roof, replacement windows, updated HVAC, vinyl siding & a large lot is the perfect place to add to your rental portfolio, flip it or add your personal touches and make it your own.

23. 2019-12-16
    soldstatus 27-char remark

    Show marketing remark (27 chars)

    Charity Taylor 660-341-4607

24. 2019-12-16
    soldstatus

    Show marketing remark (27 chars)

    Charity Taylor 660-341-4607

25. 2019-11-25
    listed $15,000 27-char remark

    Show marketing remark (27 chars)

    Charity Taylor 660-341-4607

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$662/yr (+$55/mo · 314.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,568
• − Mortgage interest: −$5,036
• − Property taxes: −$211
• − Insurance: −$450
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,615
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,072/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: Green City R-I
• NCES district ID: 2913230
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $34,806
• Composite: 41.4/100
• National rank: #7316
• State rank: #174 of 535 in MO

Livability — Green City

• Score: 58/100
• State rank: #623
• US rank: #21469

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: Green City, MO
• Population (ZIP): 882

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,360 · -5.6%
• By 2040: 4,773 · -16.0%
• By 2050: 4,303 · -24.2%
• By 2075: 3,645 · -35.8%
• By 2100: 3,225 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Hispanic 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -50.9pp toward R · 2008: -15.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+60.5 2016: R+54.7 2012: R+27.1 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.64%
• Current HPI: 108.0192
• 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

+499.3% since first listed

11 events — show timeline

• 2026-05-28 Listed $89,900 NECAR
• 2024-08-20 Sold (Public Records) — Public Records
• 2024-08-16 Sold (MLS) — NECAR
• 2024-07-24 Pending — NECAR
• 2024-07-16 Relisted — NECAR
• 2024-05-30 Pending — NECAR
• 2024-05-02 Price Changed $52,500 NECAR
• 2024-02-22 Listed $65,000 NECAR
• 2019-12-16 Sold (Public Records) — Public Records
• 2019-12-16 Sold (MLS) — NECAR
• 2019-11-25 Listed $15,000 NECAR

Property tax history

+1.1%/yr

Latest (2025): $211 · -0.6% YoY. Source: county tax records.