12961 Highway 64 · Bennett Springs, MO 65536

$80,000

1 bd · 1.0 ba · 1,040 sqft · SingleFamily · 7 Days on market

Built 1930 Poor condition

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors opportunity awaits near Bennett Spring State Park! Situated on 1.22 acres in the Joel E. Barber School District, this property offers a prime location with existing utilities already in place, including electric, water, and septic. Whether you’re looking for a weekend retreat, investment opportunity, or future homesite, this is a great starting point!

Key facts

• Existing utilities
• Prime location
• Built 1930

Tags

• PRIME LOCATION
• EXISTING UTILITIES
• BENNETT SPRING STATE PARK
• JOEL E BARBER SCHOOL DISTRICT

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or detailed financial information provided; No second mortgage on record
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Sewer via septic tank; 220 volt electric service; Water connected
• Home design: Single-family residence; Residential property; One story; Above-grade finished area approximately 1,040 (source: public records)
• Construction: Frame construction with wood siding; No year built or roof/foundation details provided
• Exterior features: Corner lot; Paved lot access

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other type of heating; Wall/window air conditioning unit(s)
• Interior features: One-level layout; 5 total rooms
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $80k).

Location & tenants

• Location reads 38/100 on livability (#1,004 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Laclede County C-5 (rural): math 22% / reading 29% proficiency, ranked #282 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 256 active listings in the ZIP; 61 units permitted in Laclede County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laclede County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — 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 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?
5. 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.
6. 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.
7. 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: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• 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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,313
• Equity at exit: $11,928

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $11,739
• Equity at exit: $6,917

Cash invested: $22,400 (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 65536

• Home prices YoY: -21.8%
• Active inventory: 256
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $167

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $80,000 Active 7 DOM
2. 2026-06-18
   days on market $80,000 Active 6 DOM
3. 2026-06-17
   days on market $80,000 Active 5 DOM
4. 2026-06-16
   days on market $80,000 Active 4 DOM
5. 2026-06-15
   days on market $80,000 Active 3 DOM
6. 2026-06-12
   remarks 363-char remark
7. 2026-06-12
   listed $80,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,935
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,327
• Taxable income: $777
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,818/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to improve its condition and increase its value. Immediate repairs and maintenance are needed to address safety and functionality issues.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Cluttered workspace — Reduces functionality
• Major Cluttered bath — Reduces functionality
• Major Overgrown vegetation — Reduces curb appeal
• Major Worn siding — Reduces curb appeal
• Major Worn flooring — Reduces functionality
• Major Peeling paint — Reduces functionality
• Major Exposed insulation — Reduces functionality

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and functionality
• Both Replace flooring — Enhances functionality and curb appeal
• Both Repair and organize kitchen — Enhances functionality and curb appeal
• Both Replace bathroom fixtures — Enhances functionality and curb appeal
• Both Trim and maintain vegetation — Enhances curb appeal
• Both Repair and replace siding — Enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Cluttered workspace · Reduces functionality	Major	$15,000–50,000
Cluttered bath · Reduces functionality	Major	$15,000–50,000
Overgrown vegetation · Reduces curb appeal	Major	$15,000–50,000
Worn siding · Reduces curb appeal	Major	$15,000–50,000
Worn flooring · Reduces functionality	Major	$15,000–50,000
Peeling paint · Reduces functionality	Major	$15,000–50,000
Exposed insulation · Reduces functionality	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and functionality ↑
• Both Replace flooring — Enhances functionality and curb appeal ↑
• Both Repair and organize kitchen — Enhances functionality and curb appeal ↑
• Both Replace bathroom fixtures — Enhances functionality and curb appeal ↑
• Both Trim and maintain vegetation — Enhances curb appeal ↑
• Both Repair and replace siding — Enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laclede County C-5
• NCES district ID: 2917000
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $46,450
• Composite: 22.11/100
• National rank: #8178
• State rank: #282 of 324 in MO

Livability — Bennett Springs

• Score: 38/100
• State rank: #1004
• US rank: #27475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laclede County · 29,915 people
• Metro: Lebanon, MO
• Population (ZIP): 29,915
• Household income: $53,783
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 641.0

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.82%
• Current HPI: 196.7643
• Rent YoY: —
• Metro: Lebanon, MO
• 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

1 event — show timeline

• 2026-06-12 Listed $80,000 MARIS as Distributed by MLS Grid