206 E College St · Clinton, MO 64735

$70,000

1 bd · 1.0 ba · 774 sqft · Other public records · 33 Days on market

Built 1950 3,663 sqft 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

Key facts

• Off street parking
• Extra storage
• Hot water heater

Tags

• NEW ROOF
• HOT WATER HEATER
• COVERED PATIO
• EXTRA STORAGE
• OFF STREET PARKING
• EASY TO MAINTAIN YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.9% in Clinton — 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 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at -18% 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.
• Current owner paid $12k; list at $70k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 1.18% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 7.0

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $4,237
• Equity at exit: $10,437

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $23,660
• Equity at exit: $6,052

Cash invested: $19,600 (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 64735

• Home prices YoY: -6.2%
• Active inventory: 186
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $163/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $245

Break-even live

Break-even rent $519

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   statusdays on market $70,000 Pending 33 DOM
2. 2026-06-04
   days on market $70,000 Active 32 DOM
3. 2026-06-02
   status $70,000 Active 31 DOM
4. 2026-04-19
   status Pending 1448-char remark

   Show marketing remark (1448 chars)

   Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

5. 2026-04-19
   status Pending

   Show marketing remark (1448 chars)

   Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

6. 2026-04-15
   status Active 1448-char remark

   Show marketing remark (1448 chars)

   Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

7. 2026-04-15
   status Active

   Show marketing remark (1448 chars)

   Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

8. 2026-04-04
   historical
9. 2026-03-08
   listed $70,000 Active 1448-char remark

   Show marketing remark (1448 chars)

   Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

10. 2026-03-08
    listed $70,000 Active

    Show marketing remark (1448 chars)

    Discover the perfect blend of privacy, convenience, and peace of mind at 206 E College Street! This beautifully updated 1-bedroom, 1-bath home is the ideal alternative to apartment living, offering the independence you desire with none of the large-home hassle perfect for a weekend get away. Step inside and feel immediately at ease. The home has been freshly painted inside and out featuring brand new carpeting, creating a bright and welcoming atmosphere. The efficient layout includes a cozy living area, a functional kitchen with all appliances (including washer and dryer!), and a comfortable bedroom. Major updates have been done for you, including a new metal roof, a new high-efficiency mini-split for heating and cooling, and a new water heater. Enjoy your morning coffee on the new front deck or relax on the covered side patio overlooking your easy-to-maintain yard. A partial basement provides excellent storage for lake gear and personal items. For ultimate buyer confidence, a pre-listing home inspection has already been completed, and a one-year home warranty is included with the purchase. Located just blocks from Clinton's historic downtown square and the Golden Valley Memorial Healthcare regional hospital, and only minutes from the shores of Truman Lake. This is more than a home; it's your opportunity for a wonderfully simple and fulfilling lifestyle. (Disclosure: The seller is a licensed real estate agent in Missouri. )

11. 2025-07-31
    soldstatus Closed 250-char remark

    Show marketing remark (250 chars)

    This little baby is a true "fixer upper". It was a rental for several years. It has not been rented in the last 5-7 years due to foundation issues. The house has potential, but so does the lot. The lot would make a great tiny home location.

12. 2025-07-15
    status Pending 250-char remark

    Show marketing remark (250 chars)

    This little baby is a true "fixer upper". It was a rental for several years. It has not been rented in the last 5-7 years due to foundation issues. The house has potential, but so does the lot. The lot would make a great tiny home location.

13. 2025-07-11
    listed $25,000 Active 250-char remark

    Show marketing remark (250 chars)

    This little baby is a true "fixer upper". It was a rental for several years. It has not been rented in the last 5-7 years due to foundation issues. The house has potential, but so does the lot. The lot would make a great tiny home location.

14. 2009-05-28
    soldstatus $12,500
15. 1985-02-01
    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: $163 · $14/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$516/yr (+$43/mo · 315.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,950
• − Mortgage interest: −$3,921
• − Property taxes: −$163
• − Insurance: −$350
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,036
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,489/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: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• 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

+460.0% since first listed

12 events — show timeline

• 2026-04-19 Pending — WCAR
• 2026-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — WCAR
• 2026-04-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-08 Listed $70,000 WCAR
• 2026-03-08 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Sold (MLS) — WCAR
• 2025-07-15 Pending — WCAR
• 2025-07-11 Listed $25,000 WCAR
• 2009-05-28 Sold (Public Records) $12,500 Public Records
• 1985-02-01 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $163 · +0.9% YoY. Source: county tax records.