733 W North St · Mountain Grove, MO 65711

$119,000

3 bd · 1.0 ba · 1,040 sqft · Other · 18 Days on market

Built 1963 0.28 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 1 bathroom home offers affordable living with plenty of potential to make it your own. Situated on a spacious lot with mature trees and a covered front porch, this property features a durable metal roof, attached garage, and a functional layout with generously sized living spaces. Inside, you'll find a large living room, cozy kitchen with ample cabinet space, and a separate dining area perfect for family meals or gatherings. The home offers a great opportunity for buyers looking for a starter home, rental investment, or a property they can update over time to build equity. Conveniently located near schools, shopping, and local amenities, this home combines value, space, and

Key facts

• Covered front porch
• Durable metal roof
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• COVERED FRONT PORCH
• DURABLE METAL ROOF
• FUNCTIONAL LAYOUT
• GENEROUSLY SIZED LIVING SPACES

Property features AI

Finance

• Other: Property located at 733 W North St, Mountain Grove, MO; Directions: Easy to find with GPS; second home on the left west of Busch Ave.

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One story; Residential property
• Construction: One level; Above-grade finished area 1,040
• Exterior features: Metal roof; Lot approximately 0.28 acres; Public water; Public sewer

Interior

• Interior features: Central heating; Forced air heating; Natural gas heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $106k (11.1% below list).
• Recommended offer: $106k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.8% in Mountain Grove — 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 66/100 on livability (#251 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Mountain Grove R-III (town): math 48% / reading 49% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Grove Elem. (math 50% / reading 53%, grade C-, #268 of 1,115 statewide, top 24%, 688 students, 58% FRL); Mountain Grove Middle (math 47% / reading 48%, grade C-, #88 of 391 statewide, top 24%, 476 students, 60% FRL); Mountain Grove High (math 47% / reading 47%, grade D-, #155 of 521 statewide, top 32%, 444 students, 54% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wright County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,811 (11.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-10,321
• Equity at exit: $17,743

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,379
• Equity at exit: $10,289

Cash invested: $33,320 (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 65711

• Home prices YoY: -14.7%
• Active inventory: 131
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $142

Break-even live

Break-even rent $879

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $175	+0% $142	+5% $-28	+10% $-69
Rent	-10% $58	-5% $100	+0% $142	+5% $183	+10% $225
Rate	-1.0pp $202	-0.5pp $172	base $142	+0.5pp $111	+1.0pp $79

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $119,000 Active 18 DOM
2. 2026-06-21
   days on market $119,000 Active 17 DOM
3. 2026-06-18
   days on market $119,000 Active 15 DOM
4. 2026-06-17
   days on market $119,000 Active 14 DOM
5. 2026-06-16
   days on market $119,000 Active 13 DOM
6. 2026-06-15
   statusdays on market $119,000 Active 12 DOM
7. 2026-06-01
   status $119,000 Pending 11 DOM
8. 2026-06-01
   days on market $119,000 Active 11 DOM
9. 2026-05-31
   days on market $119,000 Active 10 DOM
10. 2026-05-21
    listed $119,000 Active
11. 2023-03-24
    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: $1,154 · $96/mo
• Expected delta: +$907/yr (+$76/mo · 367.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $12,697
• − Mortgage interest: −$6,666
• − Property taxes: −$247
• − Insurance: −$595
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,462
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,773/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: Mountain Grove R-III
• NCES district ID: 2921510
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $30,918
• Composite: 39.72/100
• National rank: #3899
• State rank: #73 of 324 in MO

Livability — Mountain Grove

• Score: 66/100
• State rank: #251
• US rank: #12218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Grove, MO
• Population (ZIP): 8,690

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.74%
• Current HPI: 218.8559
• 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

2 events — show timeline

• 2026-05-21 Listed $119,000 SOMO
• 2023-03-24 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2024): $247 · -0.4% YoY. Source: county tax records.