307 E Logan St · Jerico Springs, MO 64756

$98,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 129 Days on market

Built 1910 0.28 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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.3/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

🏡 Charming & Affordable Move-In Ready Home on Double Lot!Don't miss this cute, older home offering comfortable living at an affordable price. This 2-bedroom, 1-bath home is move-in ready and perfect for first-time buyers, downsizers, or anyone looking for simple, low-cost living with extra space to enjoy. The home features new heating and air conditioning, giving you modern comfort and efficiency while still keeping the character and charm of a classic home. Situated on a spacious double lot, the property includes 6' privacy fence, two 1224 shop buildings -- ideal for hobbies, storage, a workshop, or small business use -- plus a chicken coop ready for your backyard homestead setup. If

Key facts

• 0.28 acre lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $68 ($820/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 $82k (16.0% below list).
• Recommended offer: $82k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#686 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Stockton R-I (rural): math 45% / reading 50% proficiency, ranked #77 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($678 loan paydown + $4k appreciation (4.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 129 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,359 (16.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.84% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.79×
• Total profit: $21,665
• Equity at exit: $49,973

10-year hold

• IRR: 14.3%
• Equity multiple: 3.35×
• Total profit: $64,419
• Equity at exit: $81,964

Cash invested: $27,440 (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 64756

• Home prices YoY: 2.1%
• Active inventory: 14
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $68

Break-even live

Break-even rent $737

Max offer price $98,000

Occupancy floor 87%

Sensitivity live

Price	-10% $124	-5% $96	+0% $68	+5% $41	+10% $13
Rent	-10% $3	-5% $36	+0% $68	+5% $101	+10% $133
Rate	-1.0pp $118	-0.5pp $93	base $68	+0.5pp $43	+1.0pp $17

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $98,000 Active 129 DOM
2. 2026-06-18
   days on market $98,000 Active 127 DOM
3. 2026-06-17
   days on market $98,000 Active 126 DOM
4. 2026-06-16
   days on market $98,000 Active 125 DOM
5. 2026-06-15
   days on market $98,000 Active 124 DOM
6. 2026-06-13
   days on market $98,000 Active 122 DOM
7. 2026-06-12
   days on market $98,000 Active 121 DOM
8. 2026-06-09
   days on market $98,000 Active 118 DOM
9. 2026-06-08
   days on market $98,000 Active 117 DOM
10. 2026-06-07
    days on market $98,000 Active 116 DOM
11. 2026-06-07
    days on market $98,000 Active 115 DOM
12. 2026-06-04
    days on market $98,000 Active 112 DOM
13. 2026-06-02
    days on market $98,000 Active 111 DOM
14. 2026-06-01
    days on market $98,000 Active 110 DOM
15. 2026-05-31
    days on market $98,000 Active 109 DOM
16. 2026-02-11
    listed $98,000 Active
17. 2024-04-02
    price $86,000
18. 2021-10-22
    soldstatus
19. 2021-09-02
    soldstatus
20. 2020-03-16
    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: $331 · $28/mo
• Projected year-2 tax: $951 · $79/mo
• Expected delta: +$620/yr (+$52/mo · 187.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,883
• − Mortgage interest: −$5,490
• − Property taxes: −$331
• − Insurance: −$490
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,851
• Taxable loss: −$859
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,026/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: Stockton R-I
• NCES district ID: 2929520
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $35,609
• Composite: 39.32/100
• National rank: #3989
• State rank: #77 of 324 in MO

Livability — Jerico Springs

• Score: 56/100
• State rank: #686
• US rank: #22537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerico Springs, MO
• City population: 508
• Population (ZIP): 508

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Italian 6% Iranian 5% Portuguese 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 192.0746
• 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

+14.0% since first listed

5 events — show timeline

• 2026-02-11 Listed $98,000 SOMO
• 2024-04-02 Price Changed $86,000 SOMO
• 2021-10-22 Sold (Public Records) — Public Records
• 2021-09-02 Sold (Public Records) — Public Records
• 2020-03-16 Sold (Public Records) — Public Records

Property tax history

+21.3%/yr

Latest (2025): $331 · +23.6% YoY. Source: county tax records.