311 7th St · Monett, MO 65708

$149,900

3 bd · 2.0 ba · 2,368 sqft · SingleFamily public records · 19 Days on market

Built 1900 0.32 ac lot Est $260k · 42% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh Remodel. 2 floors of breathing room, this home is Victorian architecture at it's finest! Located on a nice corner lot with a large one car garage, it gives you the perfect amount of space inside city limits. A network of rooms, stairs and high-reaching windows, this little mansion offers limitless possibilities for expansion. Fresh paint, new carpet and wood laminate as well as some of the original hardwood flooring. Large attic that could be turned into more square footage!

Key facts

• Soaring windows
• Original hardwoods
• Grand staircases

Tags

• VICTORIAN ARCHITECTURE
• CORNER LOT
• GRAND STAIRCASES
• SOARING WINDOWS
• ORIGINAL HARDWOODS
• LARGE ONE CAR GARAGE

Property features AI

Exterior

• Parking: 1-car garage; Unpaved parking with gravel and storage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Wood siding and lap siding; Composition roof
• Exterior features: Front porch; Rear porch; Corner, level lot; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Electric oven; Free-standing electric oven
• Flooring: Carpet; Vinyl; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Natural gas heating; Forced air heating; Central heating
• Interior features: Entrance foyer; Pantry; Kitchen island; High speed internet; High ceilings; Crown molding; Soaking tub; Walk-in closet(s); Living room gas fireplace
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.8% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monett Elem. (471 students, 68% FRL); Monett Middle (math 35% / reading 46%, grade F, #180 of 391 statewide, top 47%, 504 students, 63% FRL); Monett High (math 37% / reading 55%, grade D-, #170 of 521 statewide, top 33%, 746 students, 51% FRL).
• Market conditions: 118 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.09% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $260,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W County St	0.61mi	3/2.0	2,395 (+1%)	2mo	$208,000	$87	68
512 N Central Ave	0.42mi	4/2.0 (+1)	2,612 (+10%)	11mo	$269,900	$103	49
902 N Lincoln Ave	0.70mi	3/2.5	2,163 (-9%)	12mo	$239,000	$110	41
709 Frisco St	0.48mi	3/2.5	2,116 (-11%)	23mo	$239,000	$113	39
1016 5th St	0.53mi	4/3.0 (+1)	2,040 (-14%)	18mo	$235,000	$115	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,726
• Equity at exit: $22,351

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $34,813
• Equity at exit: $12,961

Cash invested: $41,972 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 118
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $410

Break-even live

Break-even rent $1,120

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $149,900 Active 19 DOM
2. 2026-06-17
   days on market $149,900 Active 18 DOM
3. 2026-06-16
   days on market $149,900 Active 17 DOM
4. 2026-06-15
   days on market $149,900 Active 16 DOM
5. 2026-06-13
   days on market $149,900 Active 14 DOM
6. 2026-06-12
   days on market $149,900 Active 13 DOM
7. 2026-06-09
   days on market $149,900 Active 10 DOM
8. 2026-06-08
   days on market $149,900 Active 9 DOM
9. 2026-06-07
   days on market $149,900 Active 8 DOM
10. 2026-06-07
    days on market $149,900 Active 7 DOM
11. 2026-06-04
    days on market $149,900 Active 4 DOM
12. 2026-06-02
    days on market $149,900 Active 3 DOM
13. 2026-06-01
    days on market $149,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $149,900 Active 1 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: $436 · $36/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$1,018/yr (+$85/mo · 233.8%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,662
• − Mortgage interest: −$8,397
• − Property taxes: −$436
• − Insurance: −$750
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,361
• Taxable income: $2,573
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $4,297/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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

+123.7% since first listed

5 events — show timeline

• 2026-05-30 Listed $149,900 SOMO
• 2020-09-23 Sold (MLS) — SOMO
• 2020-09-22 Sold (Public Records) — Public Records
• 2020-06-08 Listed $97,500 SOMO
• 2018-01-15 Listed $67,000 SOMO

Property tax history

+0.7%/yr

Latest (2025): $436 · +8.0% YoY. Source: county tax records.