704 E Mortimer St · New Florence, MO 63363

$120,000

2 bd · 1.0 ba · 720 sqft · Other public records · 5 Days on market

Built 1995 7,309 sqft lot

---

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 +21.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked into a quiet setting with quick access to Interstate 70, this well-maintained 2-bedroom, 1-bath home offers 720 square feet of simple, comfortable living that just makes sense. From the moment you pull in, you’ll notice how easy this place feels. No overwhelm, no big projects staring at you… just a clean, move-in-ready home that’s been taken care of. Step inside and you’ve got a functional layout that flows naturally, with an eat-in kitchen that’s perfect for everyday meals, a cozy living space to unwind, and main-level laundry that keeps life convenient. This is the kind of home that works for a lot of people. First-time buyers looking to stop renting.

Key facts

• 7,309 sq ft lot
• Built 1995
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; One level
• Construction: Frame construction with vinyl siding; Asphalt roof; Permanent foundation; Built in 1 story (one level)
• Exterior features: Awning(s); Garden; Storage; Shed(s); Partial fencing; Panel and storm doors

Interior

• Kitchen: Built-in electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.6% below list).
• Recommended offer: $117k (2.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#697 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Montgomery County R-II (rural): math 30% / reading 42% proficiency, ranked #206 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery City Elem. (math 37% / reading 37%, grade F, #611 of 1,115 statewide, top 59%, 353 students, 49% FRL); Montgomery Co. High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 363 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.1% local appreciation)).
• Montgomery County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $116,884 (2.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.98×
• Total profit: $32,994
• Equity at exit: $61,760

10-year hold

• IRR: 17.0%
• Equity multiple: 3.77×
• Total profit: $93,054
• Equity at exit: $101,754

Cash invested: $33,600 (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 63363

• Home prices YoY: 4.1%
• Active inventory: 38
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $176

Break-even live

Break-even rent $946

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending 1962-char remark
2. 2026-05-07
   listed $120,000 Active 1962-char remark
3. 2026-05-04
   historical $120,000 1962-char remark

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$352/yr (+$29/mo · 43.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,026
• − Mortgage interest: −$6,722
• − Property taxes: −$812
• − Insurance: −$600
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,491
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,079/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: Montgomery County R-II
• NCES district ID: 2921330
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $40,644
• Composite: 30.24/100
• National rank: #6294
• State rank: #206 of 324 in MO

Livability — New Florence

• Score: 56/100
• State rank: #697
• US rank: #22726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Florence, MO
• Population (ZIP): 1,089

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 10,582 people
• By 2030: 9,897 · -6.5%
• By 2040: 8,556 · -19.1%
• By 2050: 7,293 · -31.1%
• By 2075: 4,998 · -52.8%
• By 2100: 3,204 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 4% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.7%
• 2008→2024 swing: -41.7pp toward R · 2008: -18.5pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+56.4 2016: R+55.4 2012: R+33.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 105.8158
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $120,000 MARIS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $812 · +8.0% YoY. Source: county tax records.