1208 1st St · Ridgeway, MO 64481

$150,000

4 bd · 1.0 ba · 1,260 sqft · Other public records · 37 Days on market

Built 1912

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4-bedroom, 1-bath home offers just at 1350 sq ft of room inside! The full bathroom downstairs has been recently remodeled, adding modern comfort while maintaining the home& apos; s charm. Situated on 3 flat, shaded lots in a nice neighborhood. The property provides a peaceful setting with lots of outdoor space to enjoy in a small town vibe. Relax on the covered wraparound porch that extends around 2.5 sides of the house, perfect for enjoying your morning coffee or entertaining guests. Outside you& apos; ll find a detached 2-car garage/shop, plus a utility shed for extra storage that has also been converted into a chicken coop with a fenced pen & acirc; & euro; & rdq

Key facts

• Remodeled bathroom
• Utility shed
• Fenced pen

Tags

• REMODELED BATHROOM
• COVERED WRAPAROUND PORCH
• DETACHED GARAGE
• UTILITY SHED
• CHICKEN COOP
• FENCED PEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $2 ($23/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (24.3% below list).
• Recommended offer: $114k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#679 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Ridgeway R-V (rural): math 20% / reading 40% proficiency, ranked #467 of 535 in MO (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Harrison County population projected at -22% 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 ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,565 (24.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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 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?
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: 0.76% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 11.0

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: 7.5%
• Equity multiple: 1.43×
• Total profit: $18,122
• Equity at exit: $67,446

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $64,269
• Equity at exit: $103,943

Cash invested: $42,000 (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 64481

• Active inventory: 6
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $2

Break-even live

Break-even rent $1,133

Max offer price $150,000

Occupancy floor 95%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 37 DOM
2. 2026-06-17
   days on market $150,000 Active 36 DOM
3. 2026-06-16
   days on market $150,000 Active 35 DOM
4. 2026-06-15
   days on market $150,000 Active 34 DOM
5. 2026-06-13
   days on market $150,000 Active 32 DOM
6. 2026-06-12
   days on market $150,000 Active 31 DOM
7. 2026-06-09
   days on market $150,000 Active 28 DOM
8. 2026-06-08
   days on market $150,000 Active 27 DOM
9. 2026-06-07
   days on market $150,000 Active 26 DOM
10. 2026-06-07
    days on market $150,000 Active 25 DOM
11. 2026-06-04
    days on market $150,000 Active 22 DOM
12. 2026-06-02
    days on market $150,000 Active 21 DOM
13. 2026-06-01
    days on market $150,000 Active 20 DOM
14. 2026-05-31
    days on market $150,000 Active 19 DOM
15. 2026-05-12
    listed $150,000 Active 1231-char remark
16. 2004-04-05
    soldstatus
17. 1993-06-07
    soldstatus
18. 1990-07-28
    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: $554 · $46/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$901/yr (+$75/mo · 162.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $13,628
• − Mortgage interest: −$8,402
• − Property taxes: −$554
• − Insurance: −$750
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,364
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $652/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: Ridgeway R-V
• NCES district ID: 2926490
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,412
• Composite: 27.42/100
• National rank: #12393
• State rank: #467 of 535 in MO

Livability — Ridgeway

• Score: 56/100
• State rank: #679
• US rank: #22452

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: Ridgeway, MO
• Population (ZIP): 1,179

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 7,893 people
• By 2030: 7,511 · -4.8%
• By 2040: 6,811 · -13.7%
• By 2050: 6,131 · -22.3%
• By 2075: 4,814 · -39.0%
• By 2100: 3,643 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 7% Slovak 3% German 1%
• Languages at home: 99% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+71.8) · D 13.9% · R 85.6%
• 2008→2024 swing: -40.5pp toward R · 2008: -31.3pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+68.0 2016: R+64.9 2012: R+44.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

4 events — show timeline

• 2026-05-12 Listed $150,000 FSBO.com
• 2004-04-05 Sold (Public Records) — Public Records
• 1993-06-07 Sold (Public Records) — Public Records
• 1990-07-28 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $554 · +3.5% YoY. Source: county tax records.