128 SW 18th St · Oak Grove, MO 64075

$239,500

4 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 2 Days on market

Built 1971 0.30 ac lot $127/sqft · 7% below area Est $257k · 7% under

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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 +11.7/30.0
• ARV discount +10.6/15.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• Built 1971
• Listed 2 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family ranch-style home; Residential property
• Construction: Vinyl siding; Composition roof; Approximately 51–75 years old
• Exterior features: City lot, level; Lot dimensions approximately 70 x 162

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Finished full basement with inside entrance; Eat-in kitchen; Wood-burning fireplace in the family room (1 fireplace)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-69 ($-826/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.3% below list).
• Recommended offer: $186k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.3% in Oak Grove — 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 76/100 on livability (#43 in MO, #3,564 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Oak Grove R-VI (suburban): math 29% / reading 50% proficiency, ranked #134 of 324 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Grove Primary (496 students, 37% FRL); Oak Grove Middle (math 27% / reading 47%, grade F, #220 of 391 statewide, top 59%, 466 students, 28% FRL); Oak Grove High (math 17% / reading 57%, grade F, #291 of 521 statewide, top 60%, 564 students, 27% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 133 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.

Recommended offer $186,019 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.78% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $257,496
• List price: $239,500
• Delta: -6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 SW 17th St	0.13mi	3/2.0 (-1)	1,704 (-10%)	2mo	$479,900	$282	71
307 SW 13th St	0.39mi	3/2.5 (-1)	1,829 (-3%)	1mo	$295,000	$161	69
305 SW 17th St	0.15mi	3/2.0 (-1)	1,667 (-12%)	3mo	$489,000	$293	66
2205 S Owing St	0.59mi	3/2.0 (-1)	1,850 (-2%)	9mo	$239,900	$130	57
509 SE 20th St	0.52mi	3/2.0 (-1)	1,782 (-6%)	7mo	$235,000	$132	56
1600 SW Stonewall Dr	0.27mi	3/2.0 (-1)	1,700 (-10%)	12mo	$470,000	$276	55
410 SW 24th St	0.46mi	4/3.0	1,658 (-12%)	1mo	$249,500	$150	53
311 SW 24th Ter	0.52mi	4/2.5	1,762 (-7%)	11mo	$290,000	$165	53
510 SE 21st St	0.55mi	3/2.5 (-1)	2,052 (+9%)	0mo	$254,900	$124	52
2113 S Owings St	0.56mi	3/2.0 (-1)	1,658 (-12%)	1mo	$255,000	$154	48
2106 SE Oak Ridge Dr	0.72mi	4/3.0	1,708 (-10%)	11mo	$339,900	$199	37
2103 S Owings St	0.51mi	3/1.5 (-1)	1,612 (-15%)	13mo	$190,000	$118	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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-43,236
• Equity at exit: $35,710

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-43,470
• Equity at exit: $20,708

Cash invested: $67,060 (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 64075

• Home prices YoY: -30.1%
• Active inventory: 133
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,256
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-69

Break-even live

Break-even rent $1,947

Max offer price $227,344

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-1	+0% $-69	+5% $-137	+10% $-204
Rent	-10% $-216	-5% $-142	+0% $-69	+5% $5	+10% $78
Rate	-1.0pp $52	-0.5pp $-8	base $-69	+0.5pp $-131	+1.0pp $-194

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 SE 4th St Oak Grove, MO	2.0–3.0	2.5	1194	$1,910	$1.60	3d	94	1.36mi
106 NE Dogwood St Unit D Oak Grove, MO	3.0	2.5	1495	$1,399	$0.94	3d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $239,500 Pending 2 DOM
2. 2026-06-03
   days on market $239,500 Coming Soon 30 DOM
3. 2026-06-02
   pricedays on market $239,500 Coming Soon 29 DOM
4. 2026-06-01
   days on market $235,000 Coming Soon 28 DOM
5. 2026-05-31
   days on market $235,000 Coming Soon 27 DOM
6. 2026-05-04
   historical $235,000
7. 2012-06-04
   soldstatus
8. 2012-05-30
   soldstatus
9. 2012-04-17
   listed $88,500
10. 2012-03-20
    historical
11. 2012-01-16
    listed $88,500
12. 2006-02-13
    soldstatus
13. 1973-06-18
    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: $2,191 · $183/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$132/yr (+$11/mo · 6.0%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,322
• − Mortgage interest: −$13,416
• − Property taxes: −$2,191
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$6,967
• Taxable loss: −$5,021
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $379/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: Oak Grove R-VI
• NCES district ID: 2923010
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $56,271
• Composite: 34.6/100
• National rank: #5155
• State rank: #134 of 324 in MO

Livability — Oak Grove

• Score: 76/100
• State rank: #43
• US rank: #3564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, MO
• County: Jackson County · 687,798 people
• City population: 12,121
• Metro: Kansas City, MO-KS
• Population (ZIP): 12,121
• Household income: $81,573
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 316.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.43%
• Current HPI: 257.0632
• Rent YoY: —
• Metro: Kansas City, MO-KS
• 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

+170.6% since first listed

11 events — show timeline

• 2026-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-04 Listed $239,500 Heartland MLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $239,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $235,000 Heartland MLS as Distributed by MLS Grid
• 2012-06-04 Sold (Public Records) — Public Records
• 2012-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-04-17 Listed $88,500 Heartland MLS as Distributed by MLS Grid
• 2012-03-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-01-16 Listed $88,500 Heartland MLS as Distributed by MLS Grid
• 2006-02-13 Sold (Public Records) — Public Records
• 1973-06-18 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,191 · -11.8% YoY. Source: county tax records.