413 E 7th St · Mountain View, MO 65548

$57,500

3 bd · 1.0 ba · 999 sqft · Other public records · 157 Days on market

Built 1940 8,712 sqft lot $58/sqft · 37% below area Est $93k · 38% under ↓ 11% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

Key facts

• Rock exterior
• Covered front porch
• Fenced back yard

Tags

• ROCK EXTERIOR
• WOOD BURNING STONE FIREPLACE
• COVERED FRONT PORCH
• FENCED BACK YARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.9% in Mountain View — 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 67/100 on livability (#212 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Mountain View-Birch Tree R-III (rural): math 41% / reading 41% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% 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 $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1940 — 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. 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: 1.58% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $92,529
• List price: $57,500
• Delta: -37.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $14,194
• Equity at exit: $8,573

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $42,587
• Equity at exit: $4,972

Cash invested: $16,100 (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 65548

• Home prices YoY: -9.3%
• Active inventory: 60
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $369

Break-even live

Break-even rent $440

Max offer price $57,500

Occupancy floor 54%

Sensitivity live

Price	-10% $402	-5% $386	+0% $369	+5% $353	+10% $337
Rent	-10% $298	-5% $334	+0% $369	+5% $405	+10% $441
Rate	-1.0pp $398	-0.5pp $384	base $369	+0.5pp $355	+1.0pp $339

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $57,500 Active 157 DOM
2. 2026-06-17
   days on market $57,500 Active 156 DOM
3. 2026-06-16
   days on market $57,500 Active 155 DOM
4. 2026-06-15
   days on market $57,500 Active 154 DOM
5. 2026-06-13
   days on market $57,500 Active 152 DOM
6. 2026-06-12
   days on market $57,500 Active 151 DOM
7. 2026-06-09
   days on market $57,500 Active 148 DOM
8. 2026-06-08
   days on market $57,500 Active 147 DOM
9. 2026-06-07
   days on market $57,500 Active 146 DOM
10. 2026-06-07
    days on market $57,500 Active 145 DOM
11. 2026-06-04
    days on market $57,500 Active 142 DOM
12. 2026-06-02
    days on market $57,500 Active 141 DOM
13. 2026-06-01
    days on market $57,500 Active 140 DOM
14. 2026-05-31
    days on market $57,500 Active 139 DOM
15. 2026-04-15
    price $57,500 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

16. 2026-03-26
    status Active 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

17. 2026-03-18
    price $62,500 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

18. 2025-11-13
    status Active 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

19. 2025-11-06
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

20. 2025-08-25
    listed $64,500 Active 215-char remark

    Show marketing remark (215 chars)

    Fixer-Upper in Mountain View, MO! This is a 3 bedroom, 1 bath rock exterior house with wood-burning stone fireplace with insert in living room, covered front porch, detached garage, and fenced back yard with patio.

21. 2022-08-15
    soldstatus
22. 2022-08-12
    soldstatus Closed 309-char remark

    Show marketing remark (309 chars)

    Stone home in town - an Ozark 'giraffe' design rock house! For sale 0.2 acre m/l lot in Mountain View, Missouri. This is a 3 bedroom, 1 bath home - living room has a fireplace with insert, newer water heater, covered front porch, some hardwood floors, newer roof, fenced back yard, and 1 car detached garage.

23. 2022-07-08
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Stone home in town - an Ozark 'giraffe' design rock house! For sale 0.2 acre m/l lot in Mountain View, Missouri. This is a 3 bedroom, 1 bath home - living room has a fireplace with insert, newer water heater, covered front porch, some hardwood floors, newer roof, fenced back yard, and 1 car detached garage.

24. 2022-03-21
    listed $64,900 Active 309-char remark

    Show marketing remark (309 chars)

    Stone home in town - an Ozark 'giraffe' design rock house! For sale 0.2 acre m/l lot in Mountain View, Missouri. This is a 3 bedroom, 1 bath home - living room has a fireplace with insert, newer water heater, covered front porch, some hardwood floors, newer roof, fenced back yard, and 1 car detached garage.

25. 1998-06-02
    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: $266 · $22/mo
• Projected year-2 tax: $558 · $46/mo
• Expected delta: +$292/yr (+$24/mo · 109.9%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,892
• − Mortgage interest: −$3,221
• − Property taxes: −$266
• − Insurance: −$288
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,673
• Taxable income: $3,702
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,544/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 View-Birch Tree R-III
• NCES district ID: 2921540
• Math proficiency: 41% ▲ 6.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $28,871
• Composite: 33.31/100
• National rank: #5505
• State rank: #158 of 324 in MO

Livability — Mountain View

• Score: 67/100
• State rank: #212
• US rank: #10599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, MO
• City population: 6,432
• Population (ZIP): 6,432

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Subsaharan African 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.62%
• Current HPI: 211.4148
• 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

-11.4% since first listed

11 events — show timeline

• 2026-04-15 Price Changed $57,500 SOMO
• 2026-03-26 Relisted — SOMO
• 2026-03-18 Price Changed $62,500 SOMO
• 2025-11-13 Relisted — SOMO
• 2025-11-06 Pending — SOMO
• 2025-08-25 Listed $64,500 SOMO
• 2022-08-15 Sold (Public Records) — Public Records
• 2022-08-12 Sold (MLS) — SOMO
• 2022-07-08 Pending — SOMO
• 2022-03-21 Listed $64,900 SOMO
• 1998-06-02 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $266 · +9.8% YoY. Source: county tax records.