30663 E Press St · Excello, MO 65247

$99,500

2 bd · 1.0 ba · 798 sqft · Other public records · 15 Days on market

Built 1910 1.25 ac lot ↓ 14% since listing

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Charming country property on 1.25 acres in Excello! This 2-bedroom, 1-bath home offers peaceful rural living with easy access to Highway 63, making commuting a breeze. Recent exterior updates include a durable metal roof and metal siding for low-maintenance ownership. The oversized 1-car garage provides plenty of space for parking, storage, or a workshop area. Enjoy the extra room to spread out, garden, or simply relax on your 1.25-acre lot. Located in the Macon School District, this property combines country charm with convenience. Don't miss this opportunity to make it your own!

Key facts

• Durable metal roof
• Metal siding
• Oversized garage

Tags

• PEACEFUL RURAL LIVING
• EASY ACCESS TO HIGHWAY 63
• DURABLE METAL ROOF
• METAL SIDING
• OVERSIZED GARAGE
• EXTRA ROOM TO SPREAD OUT

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-family residential property; Faces south
• Construction: Metal roof
• Exterior features: Barbed wire fencing; Gravel road access; Lot measures approximately 1.25 acres (156 x 350)

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total of 5 rooms (bedroom count not separately specified)
• Flooring: Wood; Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wood heating; Window air conditioning units
• Interior features: Eat-in kitchen; Crawl space basement; Smoke detector(s)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (15.3% below list).
• Recommended offer: $84k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#963 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Macon County R-I (town): math 49% / reading 50% proficiency, ranked #54 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Macon Elementary (math 46% / reading 50%, grade D, #340 of 1,115 statewide, top 31%, 486 students, 46% FRL); Macon Middle School (math 55% / reading 44%, grade C, #74 of 391 statewide, top 20%, 286 students, 38% FRL); Macon Senior High (math 37% / reading 62%, grade D, #124 of 521 statewide, top 28%, 438 students, 30% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($688 loan paydown + $1k appreciation (1.5% local appreciation)).
• Macon County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,280 (15.3% 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 1910 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $2,930
• Equity at exit: $36,569

10-year hold

• IRR: 6.3%
• Equity multiple: 1.81×
• Total profit: $22,574
• Equity at exit: $50,677

Cash invested: $27,860 (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 65247

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-22

Break-even live

Break-even rent $870

Max offer price $96,344

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $13	+0% $-22	+5% $-56	+10% $-91
Rent	-10% $-88	-5% $-55	+0% $-22	+5% $11	+10% $45
Rate	-1.0pp $28	-0.5pp $3	base $-22	+0.5pp $-48	+1.0pp $-74

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $99,500 Active 15 DOM
2. 2026-06-21
   days on market $99,500 Active 14 DOM
3. 2026-06-18
   days on market $99,500 Active 12 DOM
4. 2026-06-17
   days on market $99,500 Active 11 DOM
5. 2026-06-16
   days on market $99,500 Active 10 DOM
6. 2026-06-15
   days on market $99,500 Active 9 DOM
7. 2026-06-13
   days on market $99,500 Active 7 DOM
8. 2026-06-12
   days on market $99,500 Active 6 DOM
9. 2026-06-09
   days on market $99,500 Active 3 DOM
10. 2026-06-08
    days on market $99,500 Active 2 DOM
11. 2026-06-07
    remarks 587-char remark
12. 2026-06-07
    listed $99,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,114
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$2,895
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $209/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: Macon County R-I
• NCES district ID: 2919410
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,850
• Composite: 41.21/100
• National rank: #3539
• State rank: #54 of 324 in MO

Livability — Excello

• Score: 45/100
• State rank: #963
• US rank: #26605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excello, MO
• City population: 812
• Population (ZIP): 812

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 9% Slovak 1% Danish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.50%
• Current HPI: 110.1464
• 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

-14.2% since first listed

4 events — show timeline

• 2026-06-06 Listed $99,500 RCBR
• 2026-06-06 Listed $99,500 CBORMLS
• 2025-10-31 Listed $115,900 CBORMLS
• 2025-10-31 Listed $115,900 RCBR

Property tax history

+2.1%/yr

Latest (2025): $161 · +13.0% YoY. Source: county tax records.