13949 Compton Rd · Dixon, MO 65459

$185,000

4 bd · 2.0 ba · 1,680 sqft · Other public records · 14 Days on market

Built 1983 0.69 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

Key facts

• Updated hvac system
• Brand-new roof
• Major updates

Tags

• SINGLE-LEVEL PROPERTY
• MAJOR UPDATES
• BRAND-NEW ROOF
• UPDATED HVAC SYSTEM
• FULLY FENCED YARD
• GENEROUS OUTDOOR SPACE

Property features AI

Finance

• Other: Living area reported as 1,680 (per assessor)
• Financial info: Annual property tax reported

Exterior

• Utilities: Shared well water; Septic tank; Electricity connected (220 volts); Propane available; Water connected
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction
• Exterior features: Irregular lot

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Central air
• Interior features: Central air conditioning; Propane heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (42.1% below list).
• Recommended offer: $107k (42.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.2% in Dixon — 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 61/100 on livability (#445 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dixon R-I (rural): math 23% / reading 33% proficiency, ranked #280 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dixon Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 394 students, 55% FRL); Dixon Middle (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 227 students, 55% FRL); Dixon High (math 5% / reading 32%, grade F, #481 of 521 statewide, top 92%, 277 students, 46% FRL).
• Market conditions: 78 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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 $107,040 (42.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 0.58% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 14.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.53×
• Total profit: $27,712
• Equity at exit: $106,660

10-year hold

• IRR: 10.0%
• Equity multiple: 2.88×
• Total profit: $97,159
• Equity at exit: $185,605

Cash invested: $51,800 (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 65459

• Home prices YoY: 2.9%
• Active inventory: 78
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-260

Break-even live

Break-even rent $1,399

Max offer price $139,092

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-208	+0% $-260	+5% $-312	+10% $-365
Rent	-10% $-344	-5% $-302	+0% $-260	+5% $-218	+10% $-175
Rate	-1.0pp $-167	-0.5pp $-213	base $-260	+0.5pp $-308	+1.0pp $-357

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-13
   listed $190,000 Active 763-char remark
2. 2026-04-26
   price $1,500
3. 2026-03-09
   price $190,000
4. 2026-03-06
   listed $1,600
5. 2026-02-14
   listed $199,000 Active
6. 2026-02-11
   historical
7. 2024-08-08
   soldstatus
8. 2024-08-05
   soldstatus Closed

   Show marketing remark (707 chars)

   Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

9. 2024-06-09
   status Pending

   Show marketing remark (707 chars)

   Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

10. 2024-06-04
    price $169,900

    Show marketing remark (707 chars)

    Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

11. 2024-05-29
    status Active

    Show marketing remark (707 chars)

    Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

12. 2024-05-15
    status Pending

    Show marketing remark (707 chars)

    Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

13. 2024-04-25
    listed $179,900 Active

    Show marketing remark (707 chars)

    Country Living at its Finest! This remodeled ranch style home sets off a quiet street on a large lot between Dixon and St Robert with over 1,600 square feet of living space, with four bedrooms and two full bathrooms. Featuring luxury vinyl plank floors throughout the main areas of the home and new carpeting in all bedrooms. The kitchen includes subway tile backsplash, modern lights, updated cabinetry and countertops, and a large stainless steel sink. Relax on your covered front porch or in your spacious living room with plenty of windows and lighting. This home has a split floorplan with one bedroom by itself for additional privacy and is eligible for high speed internet through Gascosage Electric.

14. 2015-06-30
    soldstatus
15. 2015-06-29
    soldstatus Closed
16. 2015-06-16
    historical
17. 2015-05-28
    listed $25,950 Active
18. 2006-08-01
    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: $699 · $58/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,096/yr (+$91/mo · 156.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,845
• − Mortgage interest: −$10,363
• − Property taxes: −$699
• − Insurance: −$925
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$5,382
• Taxable loss: −$6,579
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $-1,540/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: Dixon R-I
• NCES district ID: 2910830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $43,479
• Composite: 23.88/100
• National rank: #7797
• State rank: #280 of 324 in MO

Livability — Dixon

• Score: 61/100
• State rank: #445
• US rank: #18156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,164

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 184.9818
• 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

-94.2% since first listed

20 events — show timeline

• 2026-06-02 Rental Removed $1,500 BUILDIUM
• 2026-05-21 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $190,000 MARIS as Distributed by MLS Grid
• 2026-04-26 Price Changed $1,500 BUILDIUM
• 2026-03-09 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed for Rent $1,600 BUILDIUM
• 2026-02-14 Listed $199,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-08-08 Sold (Public Records) — Public Records
• 2024-08-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-06-09 Pending — MARIS as Distributed by MLS Grid
• 2024-06-04 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2024-05-29 Relisted — MARIS as Distributed by MLS Grid
• 2024-05-15 Pending — MARIS as Distributed by MLS Grid
• 2024-04-25 Listed $179,900 MARIS as Distributed by MLS Grid
• 2015-06-30 Sold (Public Records) — Public Records
• 2015-06-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-16 Delisted — MARIS as Distributed by MLS Grid
• 2015-05-28 Listed $25,950 MARIS as Distributed by MLS Grid
• 2006-08-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $699 · +10.1% YoY. Source: county tax records.