302 Academy St · Clarksburg, MO 65025

$85,000

2 bd · 1.0 ba · 984 sqft · Other public records · 32 Days on market

Built 1961 0.27 ac lot ↓ 14% since listing

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable living meets small-town charm! This cozy home on a generous lot offers plenty of potential for buyers looking to personalize or invest. With a great footprint, this property provides room to expand, update, or create your ideal space. Enjoy peaceful surroundings, low-traffic streets, and the simplicity of rural living--all at an approachable price point.

Key facts

• Generous lot
• Low-traffic streets
• 0.27 acre lot

Tags

• GENEROUS LOT
• LOW-TRAFFIC STREETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#618 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Clarksburg C-2 (rural): math 40% / reading 40% proficiency, ranked #313 of 535 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarksburg Elem. (math 34% / reading 44%, grade F, #537 of 1,115 statewide, top 53%, 54 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Moniteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.67×
• Total profit: $15,922
• Equity at exit: $31,604

10-year hold

• IRR: 15.8%
• Equity multiple: 3.02×
• Total profit: $48,136
• Equity at exit: $44,078

Cash invested: $23,800 (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 65025

• Home prices YoY: 0.6%
• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $187

Break-even live

Break-even rent $654

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $235	-5% $211	+0% $187	+5% $163	+10% $139
Rent	-10% $117	-5% $152	+0% $187	+5% $223	+10% $258
Rate	-1.0pp $230	-0.5pp $209	base $187	+0.5pp $165	+1.0pp $143

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-10
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   status Active
4. 2026-04-18
   status Pending
5. 2026-04-18
   status Pending
6. 2026-04-10
   price $85,000
7. 2026-04-10
   price $85,000
8. 2026-04-02
   listed $99,000 Active
9. 2026-04-02
   listed $99,000 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: $425 · $35/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$399/yr (+$33/mo · 93.8%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,693
• − Mortgage interest: −$4,761
• − Property taxes: −$425
• − Insurance: −$425
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,473
• Taxable income: $898
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,033/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: Clarksburg C-2
• NCES district ID: 2909090
• Math proficiency: 40% ▼ -20.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $43,186
• Composite: 36.27/100
• National rank: #9419
• State rank: #313 of 535 in MO

Livability — Clarksburg

• Score: 58/100
• State rank: #618
• US rank: #21406

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: Clarksburg, MO
• Population (ZIP): 740

Population outlook (Moniteau County) Hauer SSP2

• Today (2025): 16,265 people
• By 2030: 16,309 · +0.3%
• By 2040: 16,437 · +1.1%
• By 2050: 16,475 · +1.3%
• By 2075: 15,956 · -1.9%
• By 2100: 14,142 · -13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 1% Iranian 1% Russian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 91% English-only · German/W. Germanic 6% Spanish 2%

Political lean MEDSL · Moniteau

• 2024 margin: Solid R (+62.8) · D 18.1% · R 80.8% · Other 1.1%
• 2008→2024 swing: -27.0pp toward R · 2008: -35.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+62.0 2016: R+60.3 2012: R+48.0 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 255.3724
• 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

-14.1% since first listed

9 events — show timeline

• 2026-05-10 Pending — JCMLS
• 2026-04-23 Relisted — CBORMLS
• 2026-04-23 Relisted — JCMLS
• 2026-04-18 Pending — JCMLS
• 2026-04-18 Pending — CBORMLS
• 2026-04-10 Price Changed $85,000 CBORMLS
• 2026-04-10 Price Changed $85,000 JCMLS
• 2026-04-02 Listed $99,000 CBORMLS
• 2026-04-02 Listed $99,000 JCMLS

Property tax history

+2.5%/yr

Latest (2025): $425 · +0.6% YoY. Source: county tax records.