108 W Elm St · Pilot Knob, MO 63663

$160,000

4 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 18 Days on market

Built 1950 8,015 sqft lot Est $143k · 12% over

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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).

• Cash flow +10.4/30.0
• Appreciation +9.4/10.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• 1% rule +1.7/10.0

Listing remarks MLS

Come take a look at this three bedroom, one bath home located in the heart of Pilot Knob!! This home offers a nice shaded backyard with a patio and a detached garage. On the inside you will find a large living room, a dining room, kitchen, three bedrooms and a full bath. This one won't last long call today for your personal viewing!!!

Key facts

• Large level yard
• Ranch style cottage
• Concrete patio areas

Tags

• RANCH STYLE COTTAGE
• SINGLE LEVEL LIVING
• OPEN AND INVITING FLOOR PLAN
• LARGE LEVEL YARD
• DETACHED GARAGE
• CONCRETE PATIO AREAS

Property features AI

Finance

• Other: Owner-occupied tax status (2025)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available and connected; Phone available; Sewer connected; Water available and connected
• Home design: Single-family residence; One level; Private ownership
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms, all on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Gas cooling
• Interior features: Range; Refrigerator
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (32.7% below list).
• Recommended offer: $108k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#882 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Arcadia Valley R-II (rural): math 42% / reading 46% proficiency, ranked #115 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arcadia Valley Elem. (math 42% / reading 42%, grade F, #481 of 1,115 statewide, top 46%, 397 students, 99% FRL); Arcadia Valley Middle (math 41% / reading 45%, grade D-, #134 of 391 statewide, top 35%, 266 students, 99% FRL); Arcadia Valley High (math 47% / reading 62%, grade C-, #69 of 521 statewide, top 15%, 343 students, 50% FRL) — zoned schools average 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.9% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,672 (32.7% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $142,674
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Walnut St	0.11mi	3/1.0 (-1)	1,253 (+13%)	11mo	$162,000	$129	59

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

Projected returns pro-forma

8.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.55×
• Total profit: $69,370
• Equity at exit: $131,045

10-year hold

• IRR: 18.5%
• Equity multiple: 5.60×
• Total profit: $205,940
• Equity at exit: $269,736

Cash invested: $44,800 (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 63663

• Home prices YoY: 4.2%
• Active inventory: 4
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-84

Break-even live

Break-even rent $1,183

Max offer price $145,102

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-39	+0% $-84	+5% $-130	+10% $-366
Rent	-10% $-169	-5% $-127	+0% $-84	+5% $-42	+10% $1
Rate	-1.0pp $-4	-0.5pp $-44	base $-84	+0.5pp $-126	+1.0pp $-168

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $160,000 Active 18 DOM
2. 2026-06-21
   days on market $160,000 Active 17 DOM
3. 2026-06-21
   days on market $160,000 Active 16 DOM
4. 2026-06-18
   days on market $160,000 Active 14 DOM
5. 2026-06-17
   days on market $160,000 Active 13 DOM
6. 2026-06-16
   days on market $160,000 Active 12 DOM
7. 2026-06-15
   days on market $160,000 Active 11 DOM
8. 2026-06-13
   days on market $160,000 Active 9 DOM
9. 2026-06-12
   days on market $160,000 Active 8 DOM
10. 2026-06-09
    days on market $160,000 Active 5 DOM
11. 2026-06-08
    days on market $160,000 Active 4 DOM
12. 2026-06-07
    days on market $160,000 Active 3 DOM
13. 2026-06-07
    remarks 699-char remark
14. 2026-06-07
    listed $160,000 Active 2 DOM

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$1,201/yr (+$100/mo · 342.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 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: $12,921
• − Mortgage interest: −$8,962
• − Property taxes: −$351
• − Insurance: −$800
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$4,655
• Taxable loss: −$3,914
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $-73/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: Arcadia Valley R-II
• NCES district ID: 2903150
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $34,573
• Composite: 36.32/100
• National rank: #4693
• State rank: #115 of 324 in MO

Livability — Pilot Knob

• Score: 51/100
• State rank: #882
• US rank: #25346

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: Pilot Knob, MO
• City population: 747
• Population (ZIP): 747

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.86%
• Current HPI: 219.9719
• 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

+220.6% since first listed

6 events — show timeline

• 2026-06-04 Listed $160,000 MARIS as Distributed by MLS Grid
• 2022-11-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-24 Pending — MARIS as Distributed by MLS Grid
• 2022-10-11 Listed $55,900 MARIS as Distributed by MLS Grid
• 2016-07-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-06 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $351 · +14.7% YoY. Source: county tax records.