2016 Harris St · Kennett, MO 63857

$89,000

3 bd · 1.0 ba · 1,036 sqft · Other public records · 165 Days on market

Built 1940 10,200 sqft lot

---

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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom 1 bath house located on a large corner lot. This charming house features over 1100 square feet of living space and a large fenced in backyard. There is a large shop with electricity that would be a perfect spot for your hobbies or even a mancave or she-shed! This cute home has fresh paint throughout and a new hot water heater. Call today to schedule your in person tour of this one before it is gone!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Not in a flood plain; Living area approximately 1,172; Lot about 10,200 square feet; Directions: From HWY 25 turn left on Harris Street; house is on your left
• HOA & community: No association fees

Exterior

• Parking: Detached carport; Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1 story; 76–100 years old
• Construction: Vinyl siding; Composition roof
• Exterior features: Corner lot; Wood fencing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ranch floor plan; Slab basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.5% in Kennett — 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 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, crime F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $20k (18%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• 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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,186
• Equity at exit: $13,270

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $23,207
• Equity at exit: $7,695

Cash invested: $24,920 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 58
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $261

Break-even live

Break-even rent $686

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $89,000 Active 165 DOM
2. 2026-06-17
   days on market $89,000 Active 164 DOM
3. 2026-06-16
   days on market $89,000 Active 163 DOM
4. 2026-06-15
   days on market $89,000 Active 162 DOM
5. 2026-06-13
   days on market $89,000 Active 160 DOM
6. 2026-06-12
   days on market $89,000 Active 159 DOM
7. 2026-06-09
   days on market $89,000 Active 156 DOM
8. 2026-06-08
   days on market $89,000 Active 155 DOM
9. 2026-06-07
   days on market $89,000 Active 154 DOM
10. 2026-06-05
    days on market $89,000 Active 152 DOM
11. 2026-06-04
    days on market $89,000 Active 150 DOM
12. 2026-06-02
    pricedays on market $89,000 Active 149 DOM
13. 2026-06-01
    days on market $99,000 Active 148 DOM
14. 2026-05-31
    days on market $99,000 Active 147 DOM
15. 2026-05-22
    price $99,000
16. 2026-05-16
    status Active
17. 2026-02-08
    historical Active Under Contract
18. 2025-12-31
    status Pending
19. 2025-12-14
    historical Active Under Contract
20. 2025-11-26
    listed $109,000 Active
21. 2025-07-24
    price $100,000
22. 2025-07-07
    listed $105,000 Active
23. 2024-04-01
    soldstatus Closed 427-char remark

    Show marketing remark (427 chars)

    Check out this 3 bedroom 1 bath house located on a large corner lot. This charming house features over 1100 square feet of living space and a large fenced in backyard. There is a large shop with electricity that would be a perfect spot for your hobbies or even a mancave or she-shed! This cute home has fresh paint throughout and a new hot water heater. Call today to schedule your in person tour of this one before it is gone!

24. 2024-02-29
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Check out this 3 bedroom 1 bath house located on a large corner lot. This charming house features over 1100 square feet of living space and a large fenced in backyard. There is a large shop with electricity that would be a perfect spot for your hobbies or even a mancave or she-shed! This cute home has fresh paint throughout and a new hot water heater. Call today to schedule your in person tour of this one before it is gone!

25. 2024-02-15
    price $85,000 427-char remark

    Show marketing remark (427 chars)

    Check out this 3 bedroom 1 bath house located on a large corner lot. This charming house features over 1100 square feet of living space and a large fenced in backyard. There is a large shop with electricity that would be a perfect spot for your hobbies or even a mancave or she-shed! This cute home has fresh paint throughout and a new hot water heater. Call today to schedule your in person tour of this one before it is gone!

26. 2024-02-14
    listed $80,000 Active 427-char remark

    Show marketing remark (427 chars)

    Check out this 3 bedroom 1 bath house located on a large corner lot. This charming house features over 1100 square feet of living space and a large fenced in backyard. There is a large shop with electricity that would be a perfect spot for your hobbies or even a mancave or she-shed! This cute home has fresh paint throughout and a new hot water heater. Call today to schedule your in person tour of this one before it is gone!

27. 2023-12-20
    status Pending
28. 2023-12-20
    listed $80,000 Active
29. 2023-12-20
    soldstatus Closed
30. 2023-12-20
    soldstatus Sold
31. 2023-12-20
    soldstatus Closed
32. 2023-12-18
    status Under Contract
33. 2023-12-14
    status Active
34. 2023-12-14
    status Back on Market
35. 2023-12-07
    status Under Contract
36. 2023-12-04
    listed $82,000 Active
37. 2023-12-03
    listed $82,000 New Listing
38. 1971-02-22
    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: $462 · $38/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$402/yr (+$33/mo · 87.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,205
• − Mortgage interest: −$4,985
• − Property taxes: −$462
• − Insurance: −$445
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,589
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,710/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

+20.7% since first listed

24 events — show timeline

• 2026-05-22 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Listed $109,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-07-07 Listed $105,000 MARIS as Distributed by MLS Grid
• 2024-04-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-29 Pending — MARIS as Distributed by MLS Grid
• 2024-02-15 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2024-02-14 Listed $80,000 MARIS as Distributed by MLS Grid
• 2023-12-20 Pending — MARIS as Distributed by MLS Grid
• 2023-12-20 Listed $80,000 MARIS as Distributed by MLS Grid
• 2023-12-20 Sold (MLS) — NEABOR MLS
• 2023-12-20 Sold (MLS) — CARMLS
• 2023-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-18 Pending — CARMLS
• 2023-12-14 Relisted — NEABOR MLS
• 2023-12-14 Relisted — CARMLS
• 2023-12-07 Pending — CARMLS
• 2023-12-04 Listed $82,000 NEABOR MLS
• 2023-12-03 Listed $82,000 CARMLS
• 1971-02-22 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $462 · +0.6% YoY. Source: county tax records.