205 E 2nd St · Winston, MO 64689

$51,800

2 bd · 3.0 ba · 1,090 sqft · Other public records · 8 Days on market

Built 1900 0.40 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 2 bedroom possibly 3 with 1 bath on a large lot. This home has had lots of updates and will make someone a nice home.

Key facts

• 0.4 acre lot
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $52k).

Location & tenants

• Location reads 54/100 on livability (#807 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools D-, crime F.
• Winston R-VI (rural): math 40% / reading 40% proficiency, ranked #292 of 535 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($358 loan paydown + $4k appreciation (6.9% local appreciation)).
• Daviess County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

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

Recommended offer $51,800

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.40%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 4.10×
• Total profit: $44,898
• Equity at exit: $35,430

10-year hold

• IRR: 43.1%
• Equity multiple: 8.59×
• Total profit: $110,147
• Equity at exit: $66,884

Cash invested: $14,504 (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 64689

• Home prices YoY: 5.5%
• Active inventory: 3
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$272
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $428

Break-even live

Break-even rent $412

Max offer price $51,800

Occupancy floor 50%

Sensitivity live

Price	-10% $457	-5% $443	+0% $428	+5% $413	+10% $399
Rent	-10% $353	-5% $390	+0% $428	+5% $466	+10% $503
Rate	-1.0pp $454	-0.5pp $441	base $428	+0.5pp $414	+1.0pp $401

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: $12,950
• Closing costs: $1,554
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-03
   status Pending
2. 2026-03-27
   listed $51,800 Active
3. 2026-03-24
   historical $51,800
4. 2018-09-28
   soldstatus Sold 123-char remark

   Show marketing remark (123 chars)

   Great 2 bedroom possibly 3 with 1 bath on a large lot. This home has had lots of updates and will make someone a nice home.

5. 2018-08-21
   status Pending 123-char remark

   Show marketing remark (123 chars)

   Great 2 bedroom possibly 3 with 1 bath on a large lot. This home has had lots of updates and will make someone a nice home.

6. 2018-04-10
   listed $39,900 Active 123-char remark

   Show marketing remark (123 chars)

   Great 2 bedroom possibly 3 with 1 bath on a large lot. This home has had lots of updates and will make someone a nice home.

7. 2006-12-29
   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: $386 · $32/mo
• Projected year-2 tax: $502 · $42/mo
• Expected delta: +$117/yr (+$10/mo · 30.3%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,442
• − Mortgage interest: −$2,902
• − Property taxes: −$386
• − Insurance: −$259
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,507
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,041/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: Winston R-VI
• NCES district ID: 2932250
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $49,103
• Composite: 36.84/100
• National rank: #9160
• State rank: #292 of 535 in MO

Livability — Winston

• Score: 54/100
• State rank: #807
• US rank: #24216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winston, MO
• Population (ZIP): 442

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 7,695 people
• By 2030: 7,386 · -4.0%
• By 2040: 6,860 · -10.9%
• By 2050: 6,375 · -17.2%
• By 2075: 5,084 · -33.9%
• By 2100: 3,583 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 4% Portuguese 3% Romanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+63.3) · D 17.9% · R 81.2%
• 2008→2024 swing: -40.5pp toward R · 2008: -22.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.2 2016: R+55.1 2012: R+33.0 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.86%
• Current HPI: 132.1313
• 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

+29.8% since first listed

7 events — show timeline

• 2026-04-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $51,800 Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $51,800 Heartland MLS as Distributed by MLS Grid
• 2018-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-04-10 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2006-12-29 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $386 · +10.9% YoY. Source: county tax records.