402 N Gex St · La Plata, MO 63549

$104,900

1 bd · 2.0 ba · 896 sqft · Other public records · 247 Days on market

Built 1900 $117/sqft · 16% above area Est $180k · 42% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great front porch and beautiful trees will welcome you to this stately Victorian home located on two lots in La Plata, MO. Recent updates include new roof, furnace and electrical upgrade, interior has been freshly painted and ready for a new owner. Call Zach Springer at 660.341.2405.

Key facts

• Two lots
• New furnace
• Front porch

Tags

• FRONT PORCH
• STATELY VICTORIAN HOME
• TWO LOTS
• NEW ROOF
• NEW FURNACE
• ELECTRICAL UPGRADE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $41 ($487/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 $85k (18.8% below list).
• Recommended offer: $85k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#161 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• La Plata R-II (rural): math 45% / reading 45% proficiency, ranked #220 of 535 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: La Plata Elem. (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 165 students, 39% FRL); La Plata High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 146 students, 34% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 20 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 $4k of equity ($725 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,134 (18.8% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $180,294
• List price: $104,900
• Delta: -41.82%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.52×
• Total profit: $15,177
• Equity at exit: $47,168

10-year hold

• IRR: 11.5%
• Equity multiple: 2.71×
• Total profit: $50,361
• Equity at exit: $72,691

Cash invested: $29,372 (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 63549

• Active inventory: 20
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $41

Break-even live

Break-even rent $800

Max offer price $104,900

Occupancy floor 90%

Sensitivity live

Price	-10% $100	-5% $70	+0% $41	+5% $11	+10% $-19
Rent	-10% $-27	-5% $7	+0% $41	+5% $74	+10% $108
Rate	-1.0pp $93	-0.5pp $67	base $41	+0.5pp $13	+1.0pp $-14

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $104,900 Active 247 DOM
2. 2026-06-19
   days on market $104,900 Active 245 DOM
3. 2026-06-18
   days on market $104,900 Active 244 DOM
4. 2026-06-17
   days on market $104,900 Active 243 DOM
5. 2026-06-16
   days on market $104,900 Active 242 DOM
6. 2026-06-15
   days on market $104,900 Active 241 DOM
7. 2026-06-14
   days on market $104,900 Active 239 DOM
8. 2026-06-12
   days on market $104,900 Active 238 DOM
9. 2026-06-09
   days on market $104,900 Active 235 DOM
10. 2026-06-08
    days on market $104,900 Active 234 DOM
11. 2026-06-07
    days on market $104,900 Active 233 DOM
12. 2026-06-07
    days on market $104,900 Active 232 DOM
13. 2026-06-04
    days on market $104,900 Active 229 DOM
14. 2026-06-02
    days on market $104,900 Active 228 DOM
15. 2026-06-01
    days on market $104,900 Active 227 DOM
16. 2026-05-31
    days on market $104,900 Active 226 DOM
17. 2026-05-31
    days on market $104,900 Active 225 DOM
18. 2026-03-20
    price $104,900 284-char remark

    Show marketing remark (284 chars)

    Great front porch and beautiful trees will welcome you to this stately Victorian home located on two lots in La Plata, MO. Recent updates include new roof, furnace and electrical upgrade, interior has been freshly painted and ready for a new owner. Call Zach Springer at 660.341.2405.

19. 2025-10-17
    listed $119,750 Active 284-char remark

    Show marketing remark (284 chars)

    Great front porch and beautiful trees will welcome you to this stately Victorian home located on two lots in La Plata, MO. Recent updates include new roof, furnace and electrical upgrade, interior has been freshly painted and ready for a new owner. Call Zach Springer at 660.341.2405.

20. 2024-07-02
    status Active
21. 2024-04-25
    listed $104,900 Active

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$560/yr (+$47/mo · 122.2%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,216
• − Mortgage interest: −$5,876
• − Property taxes: −$458
• − Insurance: −$524
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,052
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $806/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: La Plata R-II
• NCES district ID: 2916950
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $36,265
• Composite: 39.55/100
• National rank: #8075
• State rank: #220 of 535 in MO

Livability — La Plata

• Score: 69/100
• State rank: #161
• US rank: #8872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Plata, MO
• City population: 2,393
• Population (ZIP): 2,393

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Other Indo-European 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: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $104,900 NECAR
• 2025-10-17 Listed $119,750 NECAR
• 2024-07-02 Relisted — NECAR
• 2024-04-25 Listed $104,900 NECAR

Property tax history

+0.6%/yr

Latest (2025): $458 · +14.7% YoY. Source: county tax records.