411 & 413 S Oak St · Versailles, MO 65084

$104,900

3 bd · 1.0 ba · 1,277 sqft · Other public records · 28 Days on market

Built 1885 0.33 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1.5-story home offers a great blend of character and updates, making it an excellent opportunity for buyers looking for space and value. Yes, VALUE, with the additional lot at 413 South Oak which makes for a nice size yard! Inside, you’ll find updated flooring and a newly renovated shower that add comfort and functionality while still preserving the home’s original charm. Enjoy your morning coffee or unwind in the inviting enclosed front porch—perfect for relaxing. Step outside to a huge, fenced backyard, made even more appealing with an additional parcel that provides extra space for outdoor activities, gardening, or entertaining. The property also features a small workshop, ideal for hobbies, storage, or DIY projects. With plenty of room both inside and out, this home offers flexibility to fit your needs. This is an older home with solid potential, priced right and ready for its next owner to make it their own. This property is zoned residential as well as commercial. The possibilities with this property. .. .. .. set up your showing today!

Key facts

• New white siding
• Updated new flooring
• Additional parcel

Tags

• UPDATED NEW FLOORING
• NEWLY RENOVATED SHOWER
• NEW WHITE SIDING
• ENCLOSED FRONT PORCH
• HUGE FENCED BACKYARD
• ADDITIONAL PARCEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#489 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Morgan County R-II (rural): math 27% / reading 41% proficiency, ranked #240 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morgan Co. Elem. (math 26% / reading 43%, grade F, #676 of 1,115 statewide, top 66%, 541 students, 59% FRL); Morgan Co. Middle (math 28% / reading 39%, grade F, #260 of 391 statewide, top 67%, 280 students, 59% FRL); Morgan Co. High (math 27% / reading 42%, grade F, #321 of 521 statewide, top 67%, 417 students, 51% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — 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. 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: 1.01% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,887
• Equity at exit: $15,641

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $15,516
• Equity at exit: $9,070

Cash invested: $29,372 (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 65084

• Home prices YoY: -35.0%
• Active inventory: 54
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $222

Break-even live

Break-even rent $779

Max offer price $104,900

Occupancy floor 74%

Sensitivity live

Price	-10% $282	-5% $252	+0% $222	+5% $193	+10% $163
Rent	-10% $139	-5% $180	+0% $222	+5% $264	+10% $306
Rate	-1.0pp $275	-0.5pp $249	base $222	+0.5pp $195	+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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending

   Show marketing remark (1090 chars)

   This charming 1.5-story home offers a great blend of character and updates, making it an excellent opportunity for buyers looking for space and value. Yes, VALUE, with the additional lot at 413 South Oak which makes for a nice size yard! Inside, you’ll find updated flooring and a newly renovated shower that add comfort and functionality while still preserving the home’s original charm. Enjoy your morning coffee or unwind in the inviting enclosed front porch—perfect for relaxing. Step outside to a huge, fenced backyard, made even more appealing with an additional parcel that provides extra space for outdoor activities, gardening, or entertaining. The property also features a small workshop, ideal for hobbies, storage, or DIY projects. With plenty of room both inside and out, this home offers flexibility to fit your needs. This is an older home with solid potential, priced right and ready for its next owner to make it their own. This property is zoned residential as well as commercial. The possibilities with this property. .. .. .. set up your showing today!

2. 2026-04-22
   historical Active Under Contract 1090-char remark

   Show marketing remark (1090 chars)

   This charming 1.5-story home offers a great blend of character and updates, making it an excellent opportunity for buyers looking for space and value. Yes, VALUE, with the additional lot at 413 South Oak which makes for a nice size yard! Inside, you’ll find updated flooring and a newly renovated shower that add comfort and functionality while still preserving the home’s original charm. Enjoy your morning coffee or unwind in the inviting enclosed front porch—perfect for relaxing. Step outside to a huge, fenced backyard, made even more appealing with an additional parcel that provides extra space for outdoor activities, gardening, or entertaining. The property also features a small workshop, ideal for hobbies, storage, or DIY projects. With plenty of room both inside and out, this home offers flexibility to fit your needs. This is an older home with solid potential, priced right and ready for its next owner to make it their own. This property is zoned residential as well as commercial. The possibilities with this property. .. .. .. set up your showing today!

3. 2026-03-25
   listed $104,900 Active

   Show marketing remark (1090 chars)

   This charming 1.5-story home offers a great blend of character and updates, making it an excellent opportunity for buyers looking for space and value. Yes, VALUE, with the additional lot at 413 South Oak which makes for a nice size yard! Inside, you’ll find updated flooring and a newly renovated shower that add comfort and functionality while still preserving the home’s original charm. Enjoy your morning coffee or unwind in the inviting enclosed front porch—perfect for relaxing. Step outside to a huge, fenced backyard, made even more appealing with an additional parcel that provides extra space for outdoor activities, gardening, or entertaining. The property also features a small workshop, ideal for hobbies, storage, or DIY projects. With plenty of room both inside and out, this home offers flexibility to fit your needs. This is an older home with solid potential, priced right and ready for its next owner to make it their own. This property is zoned residential as well as commercial. The possibilities with this property. .. .. .. set up your showing today!

4. 2026-03-25
   listed $104,900 Active 1090-char remark

   Show marketing remark (1090 chars)

   This charming 1.5-story home offers a great blend of character and updates, making it an excellent opportunity for buyers looking for space and value. Yes, VALUE, with the additional lot at 413 South Oak which makes for a nice size yard! Inside, you’ll find updated flooring and a newly renovated shower that add comfort and functionality while still preserving the home’s original charm. Enjoy your morning coffee or unwind in the inviting enclosed front porch—perfect for relaxing. Step outside to a huge, fenced backyard, made even more appealing with an additional parcel that provides extra space for outdoor activities, gardening, or entertaining. The property also features a small workshop, ideal for hobbies, storage, or DIY projects. With plenty of room both inside and out, this home offers flexibility to fit your needs. This is an older home with solid potential, priced right and ready for its next owner to make it their own. This property is zoned residential as well as commercial. The possibilities with this property. .. .. .. set up your showing today!

5. 2026-02-13
   historical $1,200
6. 2026-01-14
   listed $1,200
7. 2022-06-21
   soldstatus

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$756/yr (+$63/mo · 288.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,729
• − Mortgage interest: −$5,876
• − Property taxes: −$262
• − Insurance: −$524
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,052
• Taxable income: $979
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,434/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: Morgan County R-II
• NCES district ID: 2930840
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $35,368
• Composite: 28.07/100
• National rank: #6837
• State rank: #240 of 324 in MO

Livability — Versailles

• Score: 60/100
• State rank: #489
• US rank: #19068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, MO
• Population (ZIP): 7,269

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 86% English-only · German/W. Germanic 12% Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.06%
• Current HPI: 165.5808
• 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

+8641.7% since first listed

7 events — show timeline

• 2026-04-22 Pending — WCAR
• 2026-04-22 Contingent — LOBR
• 2026-03-25 Listed $104,900 LOBR
• 2026-03-25 Listed $104,900 WCAR
• 2026-02-13 Rental Removed $1,200 APPFOLIO
• 2026-01-14 Listed for Rent $1,200 APPFOLIO
• 2022-06-21 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $262 · +8.1% YoY. Source: county tax records.