645 County Road 201 · Alton, MO 65606

$95,000

1 bd · None ba · 2,940 sqft · MultiFamily · 230 Days on market

Built 2023 Poor condition 20 ac lot ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

Key facts

• Guest lodging
• Partial basement
• 20 acre lot

Tags

• AMISH-BUILT HOMESTEAD
• TWO-STORY MAIN RESIDENCE
• PARTIAL BASEMENT
• INSULATED AND DRYWALLED HOME
• GUEST LODGING
• EXTENDED FAMILY SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath multifamily listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 4.2% in Alton — 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 61/100 on livability (#441 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, schools F, crime F.
• Alton R-IV (rural): math 18% / reading 37% proficiency, ranked #283 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.6% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.74%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 3.86×
• Total profit: $75,986
• Equity at exit: $51,666

10-year hold

• IRR: 45.7%
• Equity multiple: 7.85×
• Total profit: $182,285
• Equity at exit: $87,424

Cash invested: $26,600 (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 65606

• Home prices YoY: 3.4%
• Active inventory: 59
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $881

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,946
Total (2 units)			$1,946

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-23
   price $128,000 1133-char remark

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

2. 2026-04-23
   price $128,000 1707-char remark

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

3. 2026-04-02
   status Back on Market 1133-char remark

   Show marketing remark (1133 chars)

   Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

4. 2026-04-02
   status Back on Market

   Show marketing remark (1133 chars)

   Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

5. 2026-03-26
   status Active 1707-char remark

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

6. 2026-03-26
   status Active

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

7. 2026-03-11
   status Under Contract

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

8. 2026-03-11
   status Under Contract 1133-char remark

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

9. 2026-03-11
   status Pending

   Show marketing remark (1707 chars)

   Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

10. 2026-03-11
    status Pending 1707-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

11. 2026-01-26
    price $95,000

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

12. 2026-01-26
    price $145,000 1133-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

13. 2026-01-26
    price $145,000 1707-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

14. 2026-01-26
    price $95,000

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

15. 2025-11-06
    price $169,000 1133-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

16. 2025-11-06
    price $169,000 1707-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

17. 2025-10-28
    listed $106,000 Active

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

18. 2025-10-28
    status Back on Market

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

19. 2025-10-28
    status Back on Market 1133-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

20. 2025-10-28
    status Active 1707-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

21. 2025-10-02
    status Pending 1707-char remark

    Show marketing remark (1133 chars)

    Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

22. 2025-10-02
    status Under Contract 1133-char remark

    Show marketing remark (1133 chars)

    Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

23. 2025-10-02
    historical

    Show marketing remark (1133 chars)

    Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

24. 2025-08-20
    listed $106,000 New Listing
25. 2025-08-20
    listed $106,000 Active
26. 2025-07-31
    listed $179,000 Active 1707-char remark

    Show marketing remark (1707 chars)

    Secluded Amish-Built Homestead on 40 Wooded Acres - Alton, MONestled in the quiet Ozark hills just outside of Alton, Missouri, this 40-acre Amish-built homestead with option to split, offers a rare opportunity to embrace a self-sufficient lifestyle surrounded by nature. The property features a diverse landscape with young, regrowing timber following previous selective logging, offering privacy, natural beauty, and future value. Approximately 20 acres are fenced--some with woven wire, some barbed wire--ready for livestock, horses, or rotational pasture use. Formerly operated as a working sawmill, the land still includes the original overhead pavilion, an ideal structure to repurpose for woodworking, covered storage, or open-air events. The main residence is a solidly built 30x40 two-story home with an 18x30 partial basement, offering ample space for customization or finishing. A second residence, measuring 16x32, is insulated and drywalled, providing flexible use as guest housing, extended family quarters, or income-producing rental space. Supporting outbuildings include a 20x28 workshop, chicken coop, barn, and three storage sheds--perfect for tools, equipment, or animal care. A concrete cistern has already been started behind the main home, and a gravel driveway leads you through the trees, adding to the secluded, private atmosphere. Located just minutes from Alton but well off the beaten path, this property delivers the best of both worlds--convenience and quiet. Whether you're dreaming of a sustainable homestead, a hobby farm, hunting retreat, or rural investment, this property offers the freedom and foundation to bring your vision to life in the heart of the Missouri Ozarks.

27. 2025-07-30
    listed $179,000 New Listing 1133-char remark

    Show marketing remark (1133 chars)

    Secluded 40-Acre Amish-Built Homestead – Alton, MO Escape to the Ozarks with this peaceful 40-acre Amish-Built homestead with option to split, just outside Alton, Missouri. The land features a mix of young, thriving timber and open areas, with approx. 20 acres fenced using a combination of woven wire and barbed wire—ideal for livestock or horses. Formerly used as a sawmill, the property includes an overhead pavilion perfect for continued use or creative repurposing. The main 30x40 two-story home includes an 18x30 partial basement, offering solid space and layout for customization. A second insulated and drywalled 16x32 home adds guest or rental potential. Additional features include a 20x28 shop, chicken coop, barn, three storage sheds, and a partially completed concrete cistern. A gravel driveway winds through the trees, adding to the property’s secluded charm. This is a rare opportunity to own a functional, versatile homestead in the heart of the Missouri Ozarks—ideal for self-sustaining living, farming, hunting, or rural business. Just a short drive from town, yet privately set in nature.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,352
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$2,764
• Taxable income: $9,631
• Est. tax owed @ 24.0%: −$2,311
• After-tax cash flow: $8,258/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including major work on the exterior, interior, and landscaping. Significant value can be added through these improvements.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Major Interior walls — Bare and unfinished
• Major Flooring — Worn and in need of replacement
• Major HVAC/mechanicals — Not inspected but likely outdated
• Major Landscaping — Sparse and unkempt

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace flooring — Improves living space and adds value
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
Interior walls · Bare and unfinished	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
HVAC/mechanicals · Not inspected but likely outdated	Major	$15,000–50,000
Landscaping · Sparse and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace flooring — Improves living space and adds value ↑
• Both Landscaping — Enhances curb appeal and adds 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: Alton R-IV
• NCES district ID: 2903060
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $29,501
• Composite: 22.1/100
• National rank: #8179
• State rank: #283 of 324 in MO

Livability — Alton

• Score: 61/100
• State rank: #441
• US rank: #18027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,540

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Arabic 2% Spanish 1% Vietnamese 1%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 142.0523
• 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

-28.5% since first listed

27 events — show timeline

• 2026-04-23 Price Changed $128,000 CARMLS
• 2026-04-23 Price Changed $128,000 SOMO
• 2026-04-02 Relisted — CARMLS
• 2026-04-02 Relisted — CARMLS
• 2026-03-26 Relisted — SOMO
• 2026-03-26 Relisted — SOMO
• 2026-03-11 Pending — CARMLS
• 2026-03-11 Pending — CARMLS
• 2026-03-11 Pending — SOMO
• 2026-03-11 Pending — SOMO
• 2026-01-26 Price Changed $95,000 CARMLS
• 2026-01-26 Price Changed $145,000 CARMLS
• 2026-01-26 Price Changed $95,000 SOMO
• 2026-01-26 Price Changed $145,000 SOMO
• 2025-11-06 Price Changed $169,000 CARMLS
• 2025-11-06 Price Changed $169,000 SOMO
• 2025-10-28 Listed $106,000 SOMO
• 2025-10-28 Relisted — CARMLS
• 2025-10-28 Relisted — CARMLS
• 2025-10-28 Relisted — SOMO
• 2025-10-02 Pending — SOMO
• 2025-10-02 Pending — CARMLS
• 2025-10-02 Listing Removed — CARMLS
• 2025-08-20 Listed $106,000 SOMO
• 2025-08-20 Listed $106,000 CARMLS
• 2025-07-31 Listed $179,000 SOMO
• 2025-07-30 Listed $179,000 CARMLS