308 W Cleveland St · Charleston, MO 63834

$14,000

3 bd · 1.0 ba · 1,140 sqft · Other public records · 14 Days on market

Built 1904 7,950 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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Investors - if you are looking for a 3 bed, 1 bath fixer upper with a nice fenced in yard this is the house for you!

Key facts

• 7,950 sq ft lot
• Built 1904
• Listed 13 days

Property features AI

Finance

• Other: Inside city limits; Directions: From D Hwy exit R on Cleveland Street (14 miles) Home is on left; Listing contact phone available
• HOA & community: No association fees

Exterior

• Parking: Detached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; One story (above-grade living area ~1,206)
• Construction: Metal siding; Composition roof; Approximately 101+ years old
• Exterior features: Paved road access; Public maintenance for roads; Lot approximately 7,950 sq ft (53 x 150)

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; No central air
• Interior features: Crawl space basement; Laminate flooring; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $14k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $14k).

Location & tenants

• Location reads 53/100 on livability (#842 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warren E. Hearnes Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 262 students, 98% FRL); Charleston Upper Elementary (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 179 students, 92% FRL); Charleston High (math 15% / reading 37%, grade F, #430 of 521 statewide, top 83%, 331 students, 97% FRL) — zoned schools average 96% FRL vs 78% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($97 loan paydown + $931 appreciation (6.7% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,000

Questions for the listing agent

1. Built in 1904 — 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. 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. 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?
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: 6.36% ✓
• Cap rate: 57.68%
• Cash-on-cash: 183.53%
• DSCR: 9.17
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.92×
• Total profit: $42,791
• Equity at exit: $9,382

10-year hold

• IRR: —
• Equity multiple: 25.46×
• Total profit: $95,882
• Equity at exit: $17,539

Cash invested: $3,920 (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 63834

• Home prices YoY: 5.3%
• Active inventory: 21
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $600

Break-even live

Break-even rent $132

Max offer price $14,000

Occupancy floor 28%

Sensitivity live

Price	-10% $607	-5% $604	+0% $600	+5% $596	+10% $592
Rent	-10% $529	-5% $564	+0% $600	+5% $635	+10% $670
Rate	-1.0pp $607	-0.5pp $603	base $600	+0.5pp $596	+1.0pp $592

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $14,000 Active 14 DOM
2. 2026-06-21
   days on market $14,000 Active 13 DOM
3. 2026-06-18
   days on market $14,000 Active 11 DOM
4. 2026-06-17
   days on market $14,000 Active 10 DOM
5. 2026-06-16
   days on market $14,000 Active 9 DOM
6. 2026-06-16
   price $14,000 Active 8 DOM
7. 2026-06-15
   days on market $19,000 Active 8 DOM
8. 2026-06-13
   days on market $19,000 Active 6 DOM
9. 2026-06-12
   days on market $19,000 Active 5 DOM
10. 2026-06-09
    days on market $19,000 Active 2 DOM
11. 2026-06-08
    remarks 25-char remark
12. 2026-06-08
    listed $19,000 Active 1 DOM

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $296 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,685
• − Mortgage interest: −$784
• − Property taxes: −$296
• − Insurance: −$70
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$407
• Taxable income: $7,418
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $5,414/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Charleston

• Score: 53/100
• State rank: #842
• US rank: #24671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, MO
• Population (ZIP): 5,218

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% White 45% Two or more races 6%
• Common ancestry: Iranian 1% Slovak 1% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.65%
• Current HPI: 131.78
• 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

+5.6% since first listed

9 events — show timeline

• 2026-06-07 Listed $19,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-03-12 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $9,995 MARIS as Distributed by MLS Grid
• 2025-04-29 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-29 Listed $15,000 MARIS as Distributed by MLS Grid
• 2024-09-28 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-21 Price Changed $15,000 MARIS as Distributed by MLS Grid
• 2024-04-02 Listed $18,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $296 · +3.3% YoY. Source: county tax records.