727 W Fannetta St · Dexter, MO 63841

$105,000

2 bd · 1.0 ba · 920 sqft · Other public records · 236 Days on market

Built 1960 7,048 sqft 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 +12.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom and 1 bath home located 3 blocks from schools. Original hardwood floors in living room and bedroom rooms. Recently up dated. 1 car garage, shop/shed also has overhead door. Great starter home or one to downsize in.

Key facts

• 1 car garage
• Shop shed
• Hardwood floors

Tags

• HARDWOOD FLOORS
• 1 CAR GARAGE
• SHOP SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (23.2% below list).
• Recommended offer: $81k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Dexter — 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 (#221 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D+, employment D.
• Dexter R-XI (town): math 41% / reading 45% proficiency, ranked #120 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Elem. (473 students, 55% FRL); T. S. Hill Middle (math 44% / reading 36%, grade F, #185 of 391 statewide, top 48%, 443 students, 48% FRL); Dexter High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 587 students, 44% FRL).
• Market conditions: 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stoddard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,649 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.8

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-17,542
• Equity at exit: $15,656

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-16,059
• Equity at exit: $9,078

Cash invested: $29,400 (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 63841

• Home prices YoY: -25.6%
• Active inventory: 87
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-8

Break-even live

Break-even rent $816

Max offer price $103,641

Occupancy floor 96%

Sensitivity live

Price	-10% $52	-5% $22	+0% $-8	+5% $-37	+10% $-67
Rent	-10% $-71	-5% $-40	+0% $-8	+5% $24	+10% $56
Rate	-1.0pp $45	-0.5pp $19	base $-8	+0.5pp $-35	+1.0pp $-63

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Fannetta St Apt 12 Dexter, MO	2.0	1.5	950	$795	$0.84	45d	1	0.20mi
1501 Lyndel Ct Dexter, MO	1.0–3.0	1.5	1300	$892	$0.69	45d	3	1.05mi
Lyndel Ct Dexter, MO	2.0–3.0	1.5	1150	$850	$0.74	45d	8	1.10mi
102 N 1st St Dexter, MO	2.0	1.0	1000	$760	$0.76	45d	2	1.24mi

Listing history 13 events

1. 2026-06-04
   days on market $105,000 Active 236 DOM
2. 2026-06-02
   days on market $105,000 Active 235 DOM
3. 2026-06-01
   days on market $105,000 Active 234 DOM
4. 2026-05-31
   days on market $105,000 Active 233 DOM
5. 2026-01-23
   price $105,000 229-char remark

   Show marketing remark (229 chars)

   Cute 2 bedroom and 1 bath home located 3 blocks from schools. Original hardwood floors in living room and bedroom rooms. Recently up dated. 1 car garage, shop/shed also has overhead door. Great starter home or one to downsize in.

6. 2025-10-10
   listed $110,000 Active 229-char remark

   Show marketing remark (229 chars)

   Cute 2 bedroom and 1 bath home located 3 blocks from schools. Original hardwood floors in living room and bedroom rooms. Recently up dated. 1 car garage, shop/shed also has overhead door. Great starter home or one to downsize in.

7. 2025-08-21
   soldstatus
8. 2025-08-18
   soldstatus Closed
9. 2025-08-01
   status Pending
10. 2025-07-29
    listed $79,900 Active
11. 2017-06-06
    soldstatus
12. 2017-06-05
    soldstatus $75,000
13. 2017-04-05
    listed $72,900

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$413/yr (+$34/mo · 68.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $9,678
• − Mortgage interest: −$5,882
• − Property taxes: −$605
• − Insurance: −$525
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$3,055
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $373/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: Dexter R-XI
• NCES district ID: 2910770
• Math proficiency: 41% ▲ 5.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $37,349
• Composite: 35.76/100
• National rank: #4846
• State rank: #120 of 324 in MO

Livability — Dexter

• Score: 67/100
• State rank: #221
• US rank: #10879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter, MO
• Population (ZIP): 13,319

Population outlook (Stoddard County) Hauer SSP2

• Today (2025): 29,096 people
• By 2030: 28,478 · -2.1%
• By 2040: 27,073 · -7.0%
• By 2050: 25,512 · -12.3%
• By 2075: 21,740 · -25.3%
• By 2100: 17,841 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Serbian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stoddard

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.7%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.8pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.0 2016: R+69.3 2012: R+49.3 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.94%
• Current HPI: 145.4225
• 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

+44.0% since first listed

9 events — show timeline

• 2026-01-23 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-08-21 Sold (Public Records) — Public Records
• 2025-08-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-01 Pending — MARIS as Distributed by MLS Grid
• 2025-07-29 Listed $79,900 MARIS as Distributed by MLS Grid
• 2017-06-06 Sold (Public Records) — Public Records
• 2017-06-05 Sold (MLS) $75,000 CARMLS
• 2017-04-05 Listed $72,900 CARMLS

Property tax history

+4.7%/yr

Latest (2025): $605 · +23.8% YoY. Source: county tax records.