411 West St · Callao, MO 63552

$74,500

2 bd · 1.0 ba · 896 sqft · Other public records · 39 Days on market

Built 1900 0.40 ac lot

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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 +27.9/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 bedroom home on large city lot with large trees and beautiful flower gardens. Located close to post office and school.

Key facts

• Close to school
• Large city lot
• Large trees

Tags

• LARGE CITY LOT
• LARGE TREES
• BEAUTIFUL FLOWER GARDENS
• CLOSE TO POST OFFICE
• CLOSE TO SCHOOL

Property features AI

Finance

• Other: Zoned R1; Lot approximately 0.4 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Exterior features: Storm door(s); Asphalt roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Storm windows; Dishwasher; Dryer; Electric oven; Electric range; Refrigerator; Washer; Electric water heater
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#740 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Callao C-8 (rural): math 30% / reading 40% proficiency, ranked #395 of 535 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($72k) 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

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

Recommended offer $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1900 — 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: 1.14% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 7.3

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,448
• Equity at exit: $11,108

10-year hold

• IRR: 12.6%
• Equity multiple: 1.99×
• Total profit: $20,745
• Equity at exit: $6,441

Cash invested: $20,860 (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 63552

• Home prices YoY: -10.9%
• Active inventory: 46
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $228

Break-even live

Break-even rent $563

Max offer price $74,500

Occupancy floor 68%

Sensitivity live

Price	-10% $271	-5% $250	+0% $228	+5% $207	+10% $186
Rent	-10% $161	-5% $195	+0% $228	+5% $262	+10% $296
Rate	-1.0pp $266	-0.5pp $247	base $228	+0.5pp $209	+1.0pp $190

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $74,500 Active 39 DOM
2. 2026-06-18
   days on market $74,500 Active 37 DOM
3. 2026-06-17
   days on market $74,500 Active 36 DOM
4. 2026-06-16
   days on market $74,500 Active 35 DOM
5. 2026-06-15
   days on market $74,500 Active 34 DOM
6. 2026-06-13
   days on market $74,500 Active 32 DOM
7. 2026-06-12
   days on market $74,500 Active 31 DOM
8. 2026-06-09
   days on market $74,500 Active 28 DOM
9. 2026-06-08
   days on market $74,500 Active 27 DOM
10. 2026-06-07
    days on market $74,500 Active 26 DOM
11. 2026-06-05
    days on market $74,500 Active 24 DOM
12. 2026-06-04
    days on market $74,500 Active 22 DOM
13. 2026-06-02
    days on market $74,500 Active 21 DOM
14. 2026-06-01
    days on market $74,500 Active 20 DOM
15. 2026-05-31
    days on market $74,500 Active 19 DOM
16. 2026-05-12
    listed $74,500 Active
17. 2025-07-23
    soldstatus Closed
18. 2025-06-30
    status Pending
19. 2025-05-20
    listed $67,500 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: $278 · $23/mo
• Projected year-2 tax: $723 · $60/mo
• Expected delta: +$444/yr (+$37/mo · 159.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,228
• − Mortgage interest: −$4,173
• − Property taxes: −$278
• − Insurance: −$372
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,167
• Taxable income: $1,601
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,357/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: Callao C-8
• NCES district ID: 2906540
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,148
• Composite: 31.93/100
• National rank: #11050
• State rank: #395 of 535 in MO

Livability — Callao

• Score: 55/100
• State rank: #740
• US rank: #23332

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: Callao, MO
• Population (ZIP): 7,383

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Greek 2% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -21.49%
• Current HPI: 175.8958
• 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

+10.4% since first listed

4 events — show timeline

• 2026-05-12 Listed $74,500 NECAR
• 2025-07-23 Sold (MLS) — NECAR
• 2025-06-30 Pending — NECAR
• 2025-05-20 Listed $67,500 NECAR

Property tax history

+8.4%/yr

Latest (2025): $278 · +9.1% YoY. Source: county tax records.