0 Bud Ave · Piedmont, MO 63957

$32,000

2 bd · 1.0 ba · 984 sqft · Other public records · 22 Days on market

Built 1975 6,973 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,973 sq ft lot
• Built 1975
• Listed 21 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Single-phase electric
• Home design: Single-family residence; One story
• Construction: HardiPlank-type siding
• Exterior features: Level lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 4.3% in Piedmont — 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 52/100 on livability (#854 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Clearwater R-I (rural): math 33% / reading 33% proficiency, ranked #255 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clearwater Elementary (math 42% / reading 32%, grade F, #611 of 1,115 statewide, top 59%, 414 students, 72% FRL); Clearwater High (math 34% / reading 57%, grade D-, #174 of 521 statewide, top 33%, 239 students, 55% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 69 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($221 loan paydown + $2k appreciation (5.9% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,520 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.77% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.04%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.6%
• Equity multiple: 5.41×
• Total profit: $39,504
• Equity at exit: $19,902

10-year hold

• IRR: 68.8%
• Equity multiple: 11.32×
• Total profit: $92,434
• Equity at exit: $35,907

Cash invested: $8,960 (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 63957

• Home prices YoY: 3.7%
• Active inventory: 69
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $478

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 41%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $32,000 Active 22 DOM
2. 2026-06-17
   days on market $32,000 Active 21 DOM
3. 2026-06-16
   days on market $32,000 Active 20 DOM
4. 2026-06-15
   days on market $32,000 Active 19 DOM
5. 2026-06-13
   days on market $32,000 Active 17 DOM
6. 2026-06-12
   days on market $32,000 Active 16 DOM
7. 2026-06-09
   days on market $32,000 Active 13 DOM
8. 2026-06-08
   days on market $32,000 Active 12 DOM
9. 2026-06-07
   days on market $32,000 Active 11 DOM
10. 2026-06-07
    days on market $32,000 Active 10 DOM
11. 2026-06-04
    days on market $32,000 Active 7 DOM
12. 2026-06-02
    days on market $32,000 Active 6 DOM
13. 2026-06-01
    days on market $32,000 Active 5 DOM
14. 2026-05-31
    days on market $32,000 Active 4 DOM
15. 2026-05-27
    listed $32,000 Active

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

Taxation est. · year 1

• Rental income: $10,622
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$931
• Taxable income: $5,559
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $4,403/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: Clearwater R-I
• NCES district ID: 2909750
• Math proficiency: 33% ▲ 1.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $31,119
• Composite: 26.89/100
• National rank: #7095
• State rank: #255 of 324 in MO

Livability — Piedmont

• Score: 52/100
• State rank: #854
• US rank: #24925

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: Piedmont, MO
• Population (ZIP): 5,068

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 165.6832
• 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

1 event — show timeline

• 2026-05-27 Listed $32,000 MARIS as Distributed by MLS Grid

Property tax history

-13.2%/yr

Latest (2025): $51 · +10.7% YoY. Source: county tax records.