801 Park St · Kennett, MO 63857

$215,000

9 bd · 3.9 ba · 2,996 sqft · MultiFamily · 76 Days on market

Built 1999 Fair condition 9,600 sqft lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well-maintained quadruplex offering a strong investment opportunity with immediate and long-term upside. Each unit features 2 bedrooms and 1 bathroom, providing a consistent and desirable layout for tenants. Two units have been recently updated, offering modern finishes and increased rental potential, while the remaining two units are occupied by long-term tenants of 10+ years, providing stable and reliable income. This property presents the perfect balance of steady cash flow and value add opportunity through future updates. Whether you’re looking to expand your portfolio or step into multi-family investing, this quadruplex is a solid choice.

Key facts

• 9,600 sq ft lot
• Built 1999
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive. Per door: $124/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 59 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.2

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-10,820
• Equity at exit: $32,057

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $22,355
• Equity at exit: $18,589

Cash invested: $60,200 (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: 59
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,892 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $372

Break-even live

Break-even rent $2,421

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $521	-5% $447	+0% $372	+5% $298	+10% $224
Rent	-10% $144	-5% $258	+0% $372	+5% $487	+10% $601
Rate	-1.0pp $481	-0.5pp $427	base $372	+0.5pp $317	+1.0pp $260

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$2,892
Total (3 units)			$2,892

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $215,000 Active 76 DOM
2. 2026-06-21
   days on market $215,000 Active 75 DOM
3. 2026-06-18
   days on market $215,000 Active 73 DOM
4. 2026-06-17
   days on market $215,000 Active 72 DOM
5. 2026-06-16
   days on market $215,000 Active 71 DOM
6. 2026-06-15
   days on market $215,000 Active 70 DOM
7. 2026-06-13
   days on market $215,000 Active 68 DOM
8. 2026-06-12
   days on market $215,000 Active 67 DOM
9. 2026-06-09
   days on market $215,000 Active 64 DOM
10. 2026-06-08
    days on market $215,000 Active 63 DOM
11. 2026-06-07
    days on market $215,000 Active 62 DOM
12. 2026-06-05
    days on market $215,000 Active 60 DOM
13. 2026-06-04
    days on market $215,000 Active 58 DOM
14. 2026-06-02
    days on market $215,000 Active 57 DOM
15. 2026-06-01
    days on market $215,000 Active 56 DOM
16. 2026-05-31
    days on market $215,000 Active 55 DOM
17. 2026-04-06
    listed $215,000 Active 659-char remark

    Show marketing remark (659 chars)

    Well-maintained quadruplex offering a strong investment opportunity with immediate and long-term upside. Each unit features 2 bedrooms and 1 bathroom, providing a consistent and desirable layout for tenants. Two units have been recently updated, offering modern finishes and increased rental potential, while the remaining two units are occupied by long-term tenants of 10+ years, providing stable and reliable income. This property presents the perfect balance of steady cash flow and value add opportunity through future updates. Whether you’re looking to expand your portfolio or step into multi-family investing, this quadruplex is a solid choice.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $34,704
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$6,194
• − Repairs & maintenance: −$2,776
• − Management: −$2,776
• − Depreciation: −$6,255
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $4,123/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

Fair 45/100 Moderate rehab

This property is in fair condition with some areas in need of improvement. It has a good kitchen and flooring, but the exterior and landscaping need attention. Repainting the exterior and landscaping would significantly increase its value.

Repairs flagged

• Major Landscaping — The landscaping appears to be minimal and could benefit from some improvement.
• Moderate Exterior paint — The exterior siding appears to be in fair condition and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Landscaping — A well-maintained front yard can improve both the resale and rental value of the property.
• Both Painting the exterior siding — A fresh coat of paint can improve the curb appeal and overall condition of the property, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping appears to be minimal and could benefit from some improvement.	Major	$15,000–50,000
Exterior paint · The exterior siding appears to be in fair condition and could benefit from a fresh coat of paint.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Landscaping — A well-maintained front yard can improve both the resale and rental value of the property. ↑
• Both Painting the exterior siding — A fresh coat of paint can improve the curb appeal and overall condition of the property, enhancing both resale and rental value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-06 Listed $215,000 MARIS as Distributed by MLS Grid