191 N Burns St · Fillmore, MO 64449

$80,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 40 Days on market

Built 1942 8,712 sqft lot ↓ 11% 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 +24.7/30.0
• Appreciation +8.6/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Turnkey Investment or Starter Home – Fully Renovated & Move-In Ready Whether used as a rental property or primary residence, this fully renovated home offers a low-maintenance option with updated finishes throughout. Previously rented at approximately $800/month (if applicable and verifiable), the property offers potential for rental income or owner occupancy at an affordable price point. Key Features Fully renovated with updates throughout Bonus storage space in attic and outdoor shed Fenced outdoor area with dog pen Located in a residential community This property offers flexibility for both investors and owner-occupants. Contact us today to schedule a showing.

Key facts

• 8,712 sq ft lot
• Built 1942
• Listed 39 days

Property features AI

Finance

• Financial info: Tax annual amount: $246.80

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 620 above-grade living area (source: plans)
• Construction: Frame construction; Metal roof; Estimated age: 76-100 years
• Exterior features: Lot approximately 8,712 square feet; Flood plain status: unknown

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning unit(s)
• Interior features: Kit/dining combo; Loft; Ranch floor plan
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#805 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• North Andrew County R-VI (rural): math 35% / reading 50% proficiency, ranked #236 of 535 in MO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Andrew Elem. (math 67% / reading 57%, grade B, #98 of 1,115 statewide, top 10%, 115 students, 29% FRL); North Andrew Middle (math 27% / reading 42%, grade F, #243 of 391 statewide, top 65%, 72 students, 29% FRL); North Andrew High (math 44% / reading 34%, grade F, #247 of 521 statewide, top 55%, 113 students, 24% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Andrew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $6k appreciation (7.3% local appreciation)).
• Andrew County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 40 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1942 — 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 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?
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. 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: 1.01% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.78×
• Total profit: $39,840
• Equity at exit: $56,809

10-year hold

• IRR: 23.2%
• Equity multiple: 5.81×
• Total profit: $107,647
• Equity at exit: $109,178

Cash invested: $22,400 (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 64449

• Home prices YoY: 2.7%
• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $167

Break-even live

Break-even rent $599

Max offer price $80,000

Occupancy floor 74%

Sensitivity live

Price	-10% $213	-5% $190	+0% $167	+5% $145	+10% $122
Rent	-10% $103	-5% $135	+0% $167	+5% $199	+10% $231
Rate	-1.0pp $208	-0.5pp $188	base $167	+0.5pp $147	+1.0pp $125

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $80,000 Active 40 DOM
2. 2026-06-21
   days on market $80,000 Active 39 DOM
3. 2026-06-21
   days on market $80,000 Active 38 DOM
4. 2026-06-18
   days on market $80,000 Active 36 DOM
5. 2026-06-17
   days on market $80,000 Active 35 DOM
6. 2026-06-16
   days on market $80,000 Active 34 DOM
7. 2026-06-15
   days on market $80,000 Active 33 DOM
8. 2026-06-13
   days on market $80,000 Active 31 DOM
9. 2026-06-12
   days on market $80,000 Active 30 DOM
10. 2026-06-09
    pricedays on market $80,000 Active 27 DOM
11. 2026-06-08
    days on market $85,000 Active 26 DOM
12. 2026-06-07
    days on market $85,000 Active 25 DOM
13. 2026-06-05
    days on market $85,000 Active 23 DOM
14. 2026-06-04
    days on market $85,000 Active 21 DOM
15. 2026-06-02
    days on market $85,000 Active 20 DOM
16. 2026-06-01
    days on market $85,000 Active 19 DOM
17. 2026-05-31
    days on market $85,000 Active 18 DOM
18. 2026-05-13
    listed $90,000 Active 321-char remark
19. 2002-05-01
    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: $247 · $21/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$529/yr (+$44/mo · 214.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 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: $9,732
• − Mortgage interest: −$4,481
• − Property taxes: −$247
• − Insurance: −$400
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,327
• Taxable income: $719
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,834/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: North Andrew County R-VI
• NCES district ID: 2922710
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $51,808
• Composite: 39.03/100
• National rank: #8279
• State rank: #236 of 535 in MO

Livability — Fillmore

• Score: 54/100
• State rank: #805
• US rank: #24184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fillmore, MO
• Population (ZIP): 515

Population outlook (Andrew County) Hauer SSP2

• Today (2025): 17,463 people
• By 2030: 17,412 · -0.3%
• By 2040: 17,051 · -2.4%
• By 2050: 16,359 · -6.3%
• By 2075: 14,483 · -17.1%
• By 2100: 11,788 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 4% Iranian 2% English 1%
• Foreign-born: 0%

Political lean MEDSL · Andrew

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.2% · Other 1.3%
• 2008→2024 swing: -29.7pp toward R · 2008: -22.0pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.3 2016: R+50.5 2012: R+33.8 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 277.7845
• 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

-11.1% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2002-05-01 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $247 · +7.8% YoY. Source: county tax records.