1101 Sapp St · Cassville, MO 65625

$89,900

2 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 56 Days on market

Built 1964 0.41 ac lot $68/sqft · 26% below area Est $121k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home, fixer upper, or investment home. On nice sized flat lot, this 3 bedroom 1 bath home is located close to Schools and Services in the city limits of Cassville. Home offers wood floors in 4 rooms, lots of windows, with a two door two car garage. Home also has a 3/4 bathroom that could be refurbished to add convenience. The kitchen and dining are all in one area, with a food bar, original cabinets and possibilities.

Key facts

• Food bar
• Wood floors
• Flat lot

Tags

• FLAT LOT
• WOOD FLOORS
• TWO CAR GARAGE
• FOOD BAR
• ORIGINAL CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (14.7% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $77k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 11.0% vs local median 2.6% in Cassville — 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 66/100 on livability (#243 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools C-, health & safety C-, amenities F.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry 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.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,708 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $121,258
• List price: $89,900
• Delta: -25.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Sunset Hts	0.37mi	3/2.0 (+1)	1,346 (+2%)	15mo	$160,000	$119	63
601 7th St	0.16mi	3/2.0 (+1)	1,416 (+7%)	17mo	$139,000	$98	62
110 Sunset Heights Rd	0.33mi	3/2.0 (+1)	1,246 (-6%)	13mo	$164,000	$132	59
1002 Lake Road Dr	0.48mi	3/2.0 (+1)	1,246 (-6%)	6mo	$234,000	$188	58
1114 Ivey St	0.07mi	3/1.0 (+1)	1,152 (-13%)	15mo	$65,000	$56	53
300 Crystal View Dr	0.59mi	3/2.0 (+1)	1,446 (+9%)	1mo	$149,500	$103	52
304 W 15th St	0.30mi	3/1.5 (+1)	1,143 (-14%)	8mo	$85,000	$74	49
1620 Presley Dr	0.44mi	2/1.5	1,160 (-12%)	11mo	$152,500	$131	48
101 N Spring St	0.63mi	2/1.5	1,204 (-9%)	13mo	$165,000	$137	42
34 Sunset St	0.75mi	3/2.0 (+1)	1,442 (+9%)	5mo	$192,000	$133	42
2008 Main St	0.70mi	2/1.0	1,176 (-11%)	9mo	$150,000	$128	37
110 Rainbow Dr	0.57mi	3/2.0 (+1)	1,172 (-12%)	17mo	$225,000	$192	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-19,090
• Equity at exit: $13,404

10-year hold

• IRR: -15.0%
• Equity multiple: 0.13×
• Total profit: $-21,799
• 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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-75

Break-even live

Break-even rent $1,232

Max offer price $76,708

Occupancy floor —

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 3 events

1. 2026-03-31
   listed $89,900 Active 435-char remark

   Show marketing remark (435 chars)

   Great starter home, fixer upper, or investment home. On nice sized flat lot, this 3 bedroom 1 bath home is located close to Schools and Services in the city limits of Cassville. Home offers wood floors in 4 rooms, lots of windows, with a two door two car garage. Home also has a 3/4 bathroom that could be refurbished to add convenience. The kitchen and dining are all in one area, with a food bar, original cabinets and possibilities.

2. 2022-05-13
   soldstatus 158-char remark

   Show marketing remark (158 chars)

   This house is perfect for a flipper or investor. Two bedrooms, two baths. Level corner lot on a dead-end street. Needs work, but could be a cute little house.

3. 2022-04-27
   listed $79,900 158-char remark

   Show marketing remark (158 chars)

   This house is perfect for a flipper or investor. Two bedrooms, two baths. Level corner lot on a dead-end street. Needs work, but could be a cute little house.

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$416/yr (+$35/mo · 91.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,653
• − Mortgage interest: −$5,036
• − Property taxes: −$456
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,615
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $-366/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: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Cassville

• Score: 66/100
• State rank: #243
• US rank: #11916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassville, MO
• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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

+12.5% since first listed

3 events — show timeline

• 2026-03-31 Listed $89,900 SOMO
• 2022-05-13 Sold (MLS) — SOMO
• 2022-04-27 Listed $79,900 SOMO

Property tax history

+1.8%/yr

Latest (2025): $456 · +7.4% YoY. Source: county tax records.