226 Sharp St · Mountain View, MO 65548

$74,900

3 bd · 1.0 ba · 1,040 sqft · Other public records · 24 Days on market

Built 1965 0.34 ac lot $72/sqft · 27% below area Est $103k · 27% under

---

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 +7.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Home with Great Potential on Spacious City LotOpportunity awaits with this solid 3-bedroom, 1-bath home situated on a generous 0.34-acre city lot in a quiet neighborhood. Featuring beautiful hardwood flooring and a functional layout, this home offers the perfect chance to add your personal touch and build equity with a little TLC. The property includes a 1-car garage, a large backyard with plenty of room for entertaining, gardening, or pets, and a peaceful setting while still being conveniently close to shopping, restaurants, and the hospital. Whether you're a first-time buyer, investor, or someone looking for a home with character and potential, this property is full of

Key facts

• Hardwood flooring
• Large backyard
• Peaceful setting

Tags

• HARDWOOD FLOORING
• LARGE BACKYARD
• QUIET NEIGHBORHOOD
• GENEROUS CITY LOT
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Above-grade finished area reported as 1,040
• Exterior features: Asphalt road frontage on a city street; Public road maintenance; Lot approximately 100 x 150 (0.34 acres)

Interior

• Bedrooms: Bedrooms located on one level
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Covered patio/porch; Partial yard fencing; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.8% in Mountain View — 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 (#212 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Mountain View-Birch Tree R-III (rural): math 41% / reading 41% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View Elem. (math 40% / reading 41%, grade F, #525 of 1,115 statewide, top 47%, 404 students, 55% FRL); Liberty Middle (math 37% / reading 38%, grade F, #215 of 391 statewide, top 56%, 301 students, 67% FRL); Liberty Sr. High (math 67% / reading 57%, grade B-, #28 of 521 statewide, top 6%, 341 students, 59% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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 F-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. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,559
• List price: $74,900
• Delta: -26.97%
• 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: 8.1%
• Equity multiple: 1.32×
• Total profit: $6,657
• Equity at exit: $11,168

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $29,943
• Equity at exit: $6,476

Cash invested: $20,972 (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 65548

• Home prices YoY: -9.3%
• Active inventory: 62
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $295

Break-even live

Break-even rent $586

Max offer price $74,900

Occupancy floor 64%

Sensitivity live

Price	-10% $338	-5% $317	+0% $295	+5% $274	+10% $253
Rent	-10% $220	-5% $257	+0% $295	+5% $333	+10% $371
Rate	-1.0pp $333	-0.5pp $314	base $295	+0.5pp $276	+1.0pp $256

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   status $74,900 Pending 24 DOM
2. 2026-06-01
   days on market $74,900 Active 24 DOM
3. 2026-05-31
   days on market $74,900 Active 23 DOM
4. 2026-05-08
   listed $74,900 Active 713-char remark
5. 1978-11-06
   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: $464 · $39/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$263/yr (+$22/mo · 56.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,514
• − Mortgage interest: −$4,196
• − Property taxes: −$464
• − Insurance: −$374
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,179
• Taxable income: $2,459
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $2,954/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: Mountain View-Birch Tree R-III
• NCES district ID: 2921540
• Math proficiency: 41% ▲ 6.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $28,871
• Composite: 33.31/100
• National rank: #5505
• State rank: #158 of 324 in MO

Livability — Mountain View

• Score: 67/100
• State rank: #212
• US rank: #10599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, MO
• City population: 6,432
• Population (ZIP): 6,432

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Subsaharan African 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.62%
• Current HPI: 211.4148
• 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

3 events — show timeline

• 2026-06-01 Pending — SOMO
• 2026-05-08 Listed $74,900 SOMO
• 1978-11-06 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $464 · +9.9% YoY. Source: county tax records.