412 S Court St · Seymour, MO 65746

$515,000

12 bd · 0.0 ba · 4,150 sqft · MultiFamily · 337 Days on market

Built 2023 0.41 ac lot Est $515k · at est. ↓ 6% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment Opportunity: Like New Four-Plex Unit!This is your chance to own a stunning four-plex unit, with more than 4,000 square feet of living space, all under one roof. Each of the four units features:- Spacious Layout: Each unit offers 3 bedrooms, approximately 1,050 square feet of living space, and a full bath, providing ample room for families or roommates. - Modern Design: Enjoy a large open living area and kitchen equipped with bar seating, perfect for entertaining or casual dining. All appliances convey!- Stylish Finishes: The units are adorned with luxury vinyl plank flooring throughout, complemented by dark gray cabinets and stainless steel appliances, creating a contemporary and

Key facts

• Four plex unit
• Open living area
• Dark gray cabinets

Tags

• FOUR PLEX UNIT
• OPEN LIVING AREA
• BAR SEATING
• LUXURY VINYL PLANK FLOORING
• DARK GRAY CABINETS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $515k.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative. Per door: $-174/mo.
• To cash-flow at today's rent, offer at most $414k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (29.7% below list).
• Recommended offer: $362k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.0% in Seymour — 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 62/100 on livability (#374 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Seymour R-II (rural): math 28% / reading 43% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seymour Elem. (math 22% / reading 47%, grade F, #676 of 1,115 statewide, top 66%, 309 students, 40% FRL); Seymour Middle (math 22% / reading 42%, grade F, #272 of 391 statewide, top 70%, 166 students, 35% FRL); Seymour High (math 57% / reading 34%, grade D-, #174 of 521 statewide, top 33%, 240 students, 38% FRL) — zoned schools average 37% FRL vs 58% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($4k loan paydown + $49k appreciation (9.5% local appreciation)).
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $362,200 (29.7% 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 337 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $514,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 S Court St	0.00mi	12/—	4,150 (0%)	1mo	$515,000	$124	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.52×
• Total profit: $219,828
• Equity at exit: $446,640

10-year hold

• IRR: 17.7%
• Equity multiple: 5.71×
• Total profit: $678,463
• Equity at exit: $945,349

Cash invested: $144,200 (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 65746

• Home prices YoY: 3.6%
• Active inventory: 59
• Price-to-rent: 47.4×

Monthly cashflow live

• Estimated rent: $3,622 medium
• Mortgage (P&I): −$2,701
• Tax est. 1.5%: −$644 /mo · $7,725/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-698

Break-even live

Break-even rent $4,505

Max offer price $414,046

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-520	+0% $-698	+5% $-876	+10% $-1,054
Rent	-10% $-984	-5% $-841	+0% $-698	+5% $-555	+10% $-412
Rate	-1.0pp $-438	-0.5pp $-567	base $-698	+0.5pp $-831	+1.0pp $-967

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$3,624
Total (4 units)			$3,622

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-22
   price $515,000
3. 2025-11-01
   status Active
4. 2025-08-19
   price $500,000
5. 2025-07-01
   price $525,000
6. 2025-04-14
   listed $549,900 Active

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

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,464
• − Mortgage interest: −$28,848
• − Property taxes: −$7,725
• − Insurance: −$2,575
• − Repairs & maintenance: −$3,477
• − Management: −$3,477
• − Depreciation: −$14,982
• Taxable loss: −$17,620
• Est. tax savings @ 24.0%: +$4,229
• After-tax cash flow: $-4,143/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: Seymour R-II
• NCES district ID: 2927930
• Math proficiency: 28% ▲ 3.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $38,134
• Composite: 29.57/100
• National rank: #6485
• State rank: #218 of 324 in MO

Livability — Seymour

• Score: 62/100
• State rank: #374
• US rank: #16499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, MO
• Population (ZIP): 8,302

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 76% English-only · German/W. Germanic 23% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 272.7643
• 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

-6.3% since first listed

6 events — show timeline

• 2026-04-22 Pending — SOMO
• 2026-04-22 Price Changed $515,000 SOMO
• 2025-11-01 Relisted — SOMO
• 2025-08-19 Price Changed $500,000 SOMO
• 2025-07-01 Price Changed $525,000 SOMO
• 2025-04-14 Listed $549,900 SOMO