309 W Hd W 5th St · Galena, MO 65656

$35,000

2 bd · 1.0 ba · 900 sqft · Other · 306 Days on market

Built 1935 0.42 ac lot $39/sqft · 62% below area

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This home is in need. It will be at minimum a complete gut, possible tear down. The value is in the water, sewer and electric being on site. Enter at your own risk, there is mold. Cars will be removed from property.

Key facts

• 0.42 acre lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 0.9% in Galena — 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 60/100 on livability (#513 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety C-, schools F, amenities F.
• Galena R-II (rural): math 15% / reading 33% proficiency, ranked #295 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 119 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.38% ✓
• Cap rate: 21.85%
• Cash-on-cash: 55.57%
• DSCR: 3.47
• GRM: 3.5

CMA / ARV

• ARV (median comp): $92,879
• List price: $35,000
• Delta: -62.32%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.3%
• Equity multiple: 5.89×
• Total profit: $47,956
• Equity at exit: $31,531

10-year hold

• IRR: 62.0%
• Equity multiple: 13.09×
• Total profit: $118,470
• Equity at exit: $67,997

Cash invested: $9,800 (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 65656

• Home prices YoY: 11.7%
• Active inventory: 119
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$6 /mo · $72/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $454

Break-even live

Break-even rent $258

Max offer price $35,000

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 306 DOM
2. 2026-06-17
   days on market $35,000 Active 305 DOM
3. 2026-06-16
   days on market $35,000 Active 304 DOM
4. 2026-06-15
   days on market $35,000 Active 303 DOM
5. 2026-06-13
   days on market $35,000 Active 301 DOM
6. 2026-06-12
   days on market $35,000 Active 300 DOM
7. 2026-06-09
   days on market $35,000 Active 297 DOM
8. 2026-06-08
   days on market $35,000 Active 296 DOM
9. 2026-06-07
   days on market $35,000 Active 295 DOM
10. 2026-06-05
    days on market $35,000 Active 293 DOM
11. 2026-06-04
    days on market $35,000 Active 291 DOM
12. 2026-06-02
    days on market $35,000 Active 290 DOM
13. 2026-06-01
    days on market $35,000 Active 289 DOM
14. 2026-05-31
    days on market $35,000 Active 288 DOM
15. 2025-12-29
    status Active 215-char remark

    Show marketing remark (215 chars)

    This home is in need. It will be at minimum a complete gut, possible tear down. The value is in the water, sewer and electric being on site. Enter at your own risk, there is mold. Cars will be removed from property.

16. 2025-08-05
    listed $35,000 Active 215-char remark

    Show marketing remark (215 chars)

    This home is in need. It will be at minimum a complete gut, possible tear down. The value is in the water, sewer and electric being on site. Enter at your own risk, there is mold. Cars will be removed from property.

ⓘ 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: $72 · $6/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$268/yr (+$22/mo · 371.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $9,994
• − Mortgage interest: −$1,961
• − Property taxes: −$72
• − Insurance: −$175
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$1,018
• Taxable income: $5,169
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,205/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: Galena R-II
• NCES district ID: 2912630
• Math proficiency: 15% ▼ -8.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $38,014
• Composite: 20.01/100
• National rank: #8663
• State rank: #295 of 324 in MO

Livability — Galena

• Score: 60/100
• State rank: #513
• US rank: #19560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galena, MO
• Population (ZIP): 5,224

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.17%
• Current HPI: 288.99
• 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

2 events — show timeline

• 2025-12-29 Relisted — SOMO
• 2025-08-05 Listed $35,000 SOMO

Property tax history

-2.3%/yr

Latest (2025): $72 · +0.0% YoY. Source: county tax records.