304 Terry St · Anniston, MO 63820

$90,000

3 bd · 1.0 ba · 832 sqft · Other public records · 149 Days on market

Built 1970 $108/sqft · 14% below area Est $104k · 14% under

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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 +23.7/30.0
• ARV discount +13.7/15.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

2 bedroom, 1 bath home offering 832 sq. feet of living space featuring an open floor plan, kitchen with island, mini-split heating cooling system, and wood burning fireplace. This property offers a large deck and a spacious lot for outdoor use and privacy. Home has been partially remodeled and needs finishing touches to make it your own. New kitchen sink and water heater are being installed. 2-car detached metal carport awning and 53 ft. storage trailer included.

Key facts

• Large deck
• Open floor plan
• Spacious lot

Tags

• OPEN FLOOR PLAN
• KITCHEN WITH ISLAND
• WOOD BURNING FIREPLACE
• LARGE DECK
• SPACIOUS LOT
• PARTIALLY REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (0.1% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#783 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warren E. Hearnes Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 262 students, 98% FRL); Charleston Upper Elementary (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 179 students, 92% FRL); Charleston High (math 15% / reading 37%, grade F, #430 of 521 statewide, top 83%, 331 students, 97% FRL) — zoned schools average 96% FRL vs 78% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $104,428
• List price: $90,000
• Delta: -13.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.86×
• Total profit: $21,706
• Equity at exit: $40,468

10-year hold

• IRR: 16.8%
• Equity multiple: 3.46×
• Total profit: $61,956
• Equity at exit: $62,366

Cash invested: $25,200 (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 63820

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $171

Break-even live

Break-even rent $683

Max offer price $90,000

Occupancy floor 76%

Sensitivity live

Price	-10% $222	-5% $197	+0% $171	+5% $146	+10% $120
Rent	-10% $100	-5% $136	+0% $171	+5% $207	+10% $242
Rate	-1.0pp $216	-0.5pp $194	base $171	+0.5pp $148	+1.0pp $124

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 149 DOM
2. 2026-06-17
   days on market $90,000 Active 148 DOM
3. 2026-06-16
   days on market $90,000 Active 147 DOM
4. 2026-06-15
   days on market $90,000 Active 146 DOM
5. 2026-06-13
   days on market $90,000 Active 144 DOM
6. 2026-06-12
   days on market $90,000 Active 143 DOM
7. 2026-06-09
   days on market $90,000 Active 140 DOM
8. 2026-06-08
   days on market $90,000 Active 139 DOM
9. 2026-06-07
   days on market $90,000 Active 138 DOM
10. 2026-06-05
    days on market $90,000 Active 136 DOM
11. 2026-06-04
    days on market $90,000 Active 134 DOM
12. 2026-06-02
    days on market $90,000 Active 133 DOM
13. 2026-06-01
    days on market $90,000 Active 132 DOM
14. 2026-05-31
    days on market $90,000 Active 131 DOM
15. 2026-03-19
    status Active 468-char remark

    Show marketing remark (468 chars)

    2 bedroom, 1 bath home offering 832 sq. feet of living space featuring an open floor plan, kitchen with island, mini-split heating cooling system, and wood burning fireplace. This property offers a large deck and a spacious lot for outdoor use and privacy. Home has been partially remodeled and needs finishing touches to make it your own. New kitchen sink and water heater are being installed. 2-car detached metal carport awning and 53 ft. storage trailer included.

16. 2026-01-23
    historical Active Under Contract 468-char remark

    Show marketing remark (468 chars)

    2 bedroom, 1 bath home offering 832 sq. feet of living space featuring an open floor plan, kitchen with island, mini-split heating cooling system, and wood burning fireplace. This property offers a large deck and a spacious lot for outdoor use and privacy. Home has been partially remodeled and needs finishing touches to make it your own. New kitchen sink and water heater are being installed. 2-car detached metal carport awning and 53 ft. storage trailer included.

17. 2026-01-20
    listed $90,000 Active 468-char remark

    Show marketing remark (468 chars)

    2 bedroom, 1 bath home offering 832 sq. feet of living space featuring an open floor plan, kitchen with island, mini-split heating cooling system, and wood burning fireplace. This property offers a large deck and a spacious lot for outdoor use and privacy. Home has been partially remodeled and needs finishing touches to make it your own. New kitchen sink and water heater are being installed. 2-car detached metal carport awning and 53 ft. storage trailer included.

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$516/yr (+$43/mo · 144.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,791
• − Mortgage interest: −$5,041
• − Property taxes: −$357
• − Insurance: −$450
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,618
• Taxable income: $598
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $1,911/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Anniston

• Score: 54/100
• State rank: #783
• US rank: #23947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, MO
• City population: 269
• Population (ZIP): 269

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-03-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-23 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-20 Listed $90,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $357 · +4.0% YoY. Source: county tax records.