734 Vine St · Fulton, MO 65251

$60,000

3 bd · 1.5 ba · 1,503 sqft · SingleFamily public records · 75 Days on market

Built 1942 9,757 sqft lot $40/sqft · 59% below area ↓ 37% since listing

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

Key facts

• 9,757 sq ft lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 4.0% in Fulton — 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 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. 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: 2.34% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.88%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (median comp): $146,199
• List price: $60,000
• Delta: -58.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Vine St	0.04mi	3/1.0	1,575 (+5%)	14mo	$179,900	$114	77
112 W 6th St	0.52mi	3/1.0	1,585 (+6%)	9mo	$149,900	$95	57
1102 Vine St	0.33mi	2/1.0 (-1)	1,350 (-10%)	5mo	$189,900	$141	57
611 Grand Ave	0.21mi	3/2.0	1,352 (-10%)	18mo	$149,900	$111	56
1021 N Bluff St	0.43mi	3/2.0	1,654 (+10%)	8mo	$286,000	$173	54
6 E 8th St	0.31mi	2/1.0 (-1)	1,318 (-12%)	6mo	$169,000	$128	53
1202 Bluff St	0.44mi	2/1.0 (-1)	1,313 (-13%)	2mo	$145,000	$110	50
200 W 4th St	0.63mi	3/1.0	1,653 (+10%)	7mo	$194,900	$118	46
308 W 4th St	0.69mi	3/2.0	1,414 (-6%)	15mo	$198,000	$140	43
213 W 6th St	0.58mi	2/1.0 (-1)	1,285 (-14%)	10mo	$199,900	$156	34

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: 47.6%
• Equity multiple: 3.07×
• Total profit: $34,775
• Equity at exit: $8,946

10-year hold

• IRR: 53.3%
• Equity multiple: 6.22×
• Total profit: $87,633
• Equity at exit: $5,188

Cash invested: $16,800 (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 65251

• Active inventory: 134
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $698

Break-even live

Break-even rent $521

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W 14th St Fulton, MO	3.0	1.0	1240	$1,500	$1.21	13d	1	0.81mi
703 W 7th St Fulton, MO	4.0	2.0	1375	$1,350	$0.98	43d	1	1.13mi
501 Stack Rd Fulton, MO	3.0	1.5	1200	$1,275	$1.06	21d	1	1.46mi

Listing history 11 events

1. 2026-05-14
   status Pending 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

2. 2026-05-14
   status Pending 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

3. 2026-04-29
   price $60,000 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

4. 2026-04-29
   price $60,000

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

5. 2026-04-29
   price $60,000 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

6. 2026-04-17
   price $75,000 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

7. 2026-04-17
   price $75,000

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

8. 2026-04-17
   price $75,000 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

9. 2026-02-27
   listed $95,000 Active 523-char remark

   Show marketing remark (523 chars)

   Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

10. 2026-02-27
    listed $95,000 Active 523-char remark

    Show marketing remark (523 chars)

    Opportunity awaits with this corner-lot property located in the heart of Fulton. This home is ready for your vision and offers incredible potential for the right buyer. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides a solid foundation to create value. Situated in a convenient location with close proximity to local amenities, this is your chance to transform a diamond in the rough into a standout property. Bring your ideas and unlock the possibilities!

11. 1999-05-14
    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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,856
• − Mortgage interest: −$3,361
• − Property taxes: −$860
• − Insurance: −$300
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$1,745
• Taxable income: $7,892
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $6,486/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: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, MO
• 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

-36.8% since first listed

11 events — show timeline

• 2026-05-14 Pending — JCMLS
• 2026-05-14 Pending — CBORMLS
• 2026-04-29 Price Changed $60,000 CBORMLS
• 2026-04-29 Price Changed $60,000 HMMLS
• 2026-04-29 Price Changed $60,000 JCMLS
• 2026-04-17 Price Changed $75,000 CBORMLS
• 2026-04-17 Price Changed $75,000 HMMLS
• 2026-04-17 Price Changed $75,000 JCMLS
• 2026-02-27 Listed $95,000 CBORMLS
• 2026-02-27 Listed $95,000 JCMLS
• 1999-05-14 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $860 · -0.1% YoY. Source: county tax records.