806 4th St · Monett, MO 65708

$124,900

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 36 Days on market

Built 1910 5,663 sqft lot $107/sqft · 8% above area Est $116k · 8% over

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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 +19.2/30.0
• DSCR +6.0/10.0
• ARV discount +4.0/15.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bathroom home at 806 4th St in Monett, currently serving as a consistent rental property. This 1,164 sq. ft. residence features a practical layout, a detached one-car garage, and is situated on a manageable 0.13-acre lot. Its proximity to Broadway and local schools makes it a highly functional choice for a variety of lifestyles. Whether you're looking for a personal residence with historic character or a turnkey addition to a portfolio, this property offers great versatility. Property has a new roof installed in 2023

Key facts

• 5,663 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (12.1% below list).
• Recommended offer: $110k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.8% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monett Elem. (471 students, 68% FRL); Monett Middle (math 35% / reading 46%, grade F, #180 of 391 statewide, top 47%, 504 students, 63% FRL); Monett High (math 37% / reading 55%, grade D-, #170 of 521 statewide, top 33%, 746 students, 51% FRL).
• Market conditions: 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $109,772 (12.1% below list)

Questions for the listing agent

1. It's been on market 36 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $115,807
• List price: $124,900
• Delta: 7.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 5th St	0.15mi	2/1.5	1,134 (-3%)	7mo	$144,900	$128	81
304 Frisco St	0.45mi	2/1.0	1,106 (-5%)	4mo	$72,000	$65	67
408 5th St	0.25mi	3/2.0 (+1)	1,245 (+7%)	2mo	$125,000	$100	66
511 2nd St	0.23mi	2/1.0	1,042 (-10%)	7mo	$119,000	$114	66
430 W Dunn St	0.55mi	3/1.0 (+1)	1,180 (+1%)	4mo	$164,900	$140	64
314 Birch St	0.39mi	2/1.0	1,036 (-11%)	0mo	$126,900	$122	64
100 E Bond St	0.42mi	3/1.0 (+1)	1,064 (-9%)	0mo	$179,000	$168	61
300 N Lincoln Ave	0.55mi	2/1.0	1,050 (-10%)	2mo	$139,500	$133	57
426 W Dunn St	0.53mi	2/2.0	1,064 (-9%)	0mo	$159,000	$149	56
305 7th St	0.38mi	2/1.0	1,028 (-12%)	7mo	$149,000	$145	56
201 W Nellie	0.51mi	3/1.5 (+1)	1,102 (-5%)	8mo	$169,000	$153	54
422 W Dunn St	0.52mi	2/1.0	996 (-14%)	4mo	$139,900	$140	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,766
• Equity at exit: $18,623

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $489
• Equity at exit: $10,799

Cash invested: $34,972 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 123
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $134

Break-even live

Break-even rent $928

Max offer price $124,900

Occupancy floor 83%

Sensitivity live

Price	-10% $205	-5% $169	+0% $134	+5% $99	+10% $63
Rent	-10% $47	-5% $91	+0% $134	+5% $177	+10% $221
Rate	-1.0pp $197	-0.5pp $166	base $134	+0.5pp $102	+1.0pp $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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 8th St Unit 303 Monett, MO	1.0	1.0	750	$775	$1.03	45d	1	0.41mi
46 Whitley Ln Monett, MO	3.0	2.0	1390	$1,550	$1.12	15d	1	0.75mi

Listing history 4 events

1. 2026-05-14
   status Pending 544-char remark

   Show marketing remark (544 chars)

   Charming 2-bedroom, 1-bathroom home at 806 4th St in Monett, currently serving as a consistent rental property. This 1,164 sq. ft. residence features a practical layout, a detached one-car garage, and is situated on a manageable 0.13-acre lot. Its proximity to Broadway and local schools makes it a highly functional choice for a variety of lifestyles. Whether you're looking for a personal residence with historic character or a turnkey addition to a portfolio, this property offers great versatility. Property has a new roof installed in 2023

2. 2026-04-08
   listed $124,900 Active 544-char remark

   Show marketing remark (544 chars)

   Charming 2-bedroom, 1-bathroom home at 806 4th St in Monett, currently serving as a consistent rental property. This 1,164 sq. ft. residence features a practical layout, a detached one-car garage, and is situated on a manageable 0.13-acre lot. Its proximity to Broadway and local schools makes it a highly functional choice for a variety of lifestyles. Whether you're looking for a personal residence with historic character or a turnkey addition to a portfolio, this property offers great versatility. Property has a new roof installed in 2023

3. 2018-01-12
   soldstatus
4. 2017-09-26
   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: $314 · $26/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$898/yr (+$75/mo · 286.3%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,173
• − Mortgage interest: −$6,996
• − Property taxes: −$314
• − Insurance: −$624
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,633
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,729/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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

4 events — show timeline

• 2026-05-14 Pending — SOMO
• 2026-04-08 Listed $124,900 SOMO
• 2018-01-12 Sold (Public Records) — Public Records
• 2017-09-26 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $314 · +8.7% YoY. Source: county tax records.