604 E Franklin St · Clinton, MO 64735

$65,000

3 bd · 1.0 ba · 1,260 sqft · Other public records · 109 Days on market

Built 1920 0.25 ac lot $52/sqft · 45% below area Est $121k · 46% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom 1 both bungalow in the heart of Clinton. Don't miss out on this one!

Key facts

• 0.25 acre lot
• Built 1920
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.9% in Clinton — 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 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 188 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.44% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (median comp): $120,963
• List price: $65,000
• Delta: -46.26%
• 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: 15.7%
• Equity multiple: 1.63×
• Total profit: $11,446
• Equity at exit: $9,692

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $38,212
• Equity at exit: $5,620

Cash invested: $18,200 (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 64735

• Home prices YoY: -6.2%
• Active inventory: 188
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $345

Break-even live

Break-even rent $499

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $382	-5% $364	+0% $345	+5% $327	+10% $309
Rent	-10% $271	-5% $308	+0% $345	+5% $382	+10% $419
Rate	-1.0pp $378	-0.5pp $362	base $345	+0.5pp $329	+1.0pp $311

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $65,000 Active 109 DOM
2. 2026-06-18
   days on market $65,000 Active 107 DOM
3. 2026-06-17
   days on market $65,000 Active 106 DOM
4. 2026-06-16
   days on market $65,000 Active 105 DOM
5. 2026-06-15
   days on market $65,000 Active 104 DOM
6. 2026-06-13
   days on market $65,000 Active 102 DOM
7. 2026-06-12
   days on market $65,000 Active 101 DOM
8. 2026-06-09
   days on market $65,000 Active 98 DOM
9. 2026-06-08
   days on market $65,000 Active 97 DOM
10. 2026-06-07
    days on market $65,000 Active 96 DOM
11. 2026-06-07
    days on market $65,000 Active 95 DOM
12. 2026-06-04
    days on market $65,000 Active 92 DOM
13. 2026-06-02
    days on market $65,000 Active 91 DOM
14. 2026-06-01
    days on market $65,000 Active 90 DOM
15. 2026-05-31
    days on market $65,000 Active 89 DOM
16. 2026-03-30
    price $65,000 83-char remark

    Show marketing remark (83 chars)

    Nice 3 bedroom 1 both bungalow in the heart of Clinton. Don't miss out on this one!

17. 2026-03-03
    listed $90,000 Active 83-char remark

    Show marketing remark (83 chars)

    Nice 3 bedroom 1 both bungalow in the heart of Clinton. Don't miss out on this one!

18. 2024-08-08
    soldstatus Closed 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

19. 2024-07-30
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

20. 2024-07-09
    price $44,900 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

21. 2024-06-21
    price $49,500 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

22. 2024-06-12
    price $59,500 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

23. 2024-06-12
    status Active 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

24. 2024-03-21
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

25. 2024-03-21
    listed $70,000 Active 22-char remark

    Show marketing remark (22 chars)

    Nice area. Needs work.

26. 2002-09-13
    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: $311 · $26/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$319/yr (+$27/mo · 102.4%)

ⓘ 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 ≥108°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: $11,230
• − Mortgage interest: −$3,641
• − Property taxes: −$311
• − Insurance: −$325
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$1,891
• Taxable income: $3,265
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,361/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: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• 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

-7.1% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-08 Sold (MLS) — WCAR
• 2024-07-30 Pending — WCAR
• 2024-07-09 Price Changed $44,900 WCAR
• 2024-06-21 Price Changed $49,500 WCAR
• 2024-06-12 Price Changed $59,500 WCAR
• 2024-06-12 Relisted — WCAR
• 2024-03-21 Pending — WCAR
• 2024-03-21 Listed $70,000 WCAR
• 2002-09-13 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $311 · +7.8% YoY. Source: county tax records.