409 N Main St · Edina, MO 63537

$157,500

4 bd · 2.0 ba · 2,367 sqft · SingleFamily · 299 Days on market

6,792 sqft lot $67/sqft · 19% below area Est $194k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Appreciation +8.2/10.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into timeless charm with this beautifully updated turn-of-the-century 4-bedroom, 2-bath home. Situated on a spacious corner lot, this property blends modern comfort with all the original character you love—think large wraparound porch, stunning pocket doors, and thoughtful updates throughout. Inside, rooms are large and inviting, offering plenty of space for family and friends to gather. Enjoy the convenience of a covered concrete carport, a covered back deck with a chair lift for easy access, and plenty of room to make memories inside and out. If you've been searching for character with modern updates, this is the one. Call Mark Hunolt at 660.341.0802 or Sheree Prebe at 660.341.2142 for your personal tour today. Look with Legacy in mind.

Key facts

• Pocket doors
• Covered back deck
• Wraparound porch

Tags

• WRAPAROUND PORCH
• POCKET DOORS
• COVERED CONCRETE CARPORT
• COVERED BACK DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (18.0% below list).
• Recommended offer: $129k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#412 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D, amenities F, commute F.
• Knox County R-I (rural): math 34% / reading 47% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.4% local appreciation)).
• Knox County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,150 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $194,500
• List price: $157,500
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Southwest Morgan	0.34mi	3/2.0 (-1)	2,017 (-15%)	2mo	$140,000	$69	53

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

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.02×
• Total profit: $44,804
• Equity at exit: $102,897

10-year hold

• IRR: 14.9%
• Equity multiple: 4.05×
• Total profit: $134,346
• Equity at exit: $190,047

Cash invested: $44,100 (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 63537

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$826
• Tax est. 1.5%: −$197 /mo · $2,362/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-68

Break-even live

Break-even rent $1,378

Max offer price $147,637

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-14	+0% $-68	+5% $-123	+10% $-177
Rent	-10% $-170	-5% $-119	+0% $-68	+5% $-17	+10% $34
Rate	-1.0pp $11	-0.5pp $-28	base $-68	+0.5pp $-109	+1.0pp $-150

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $157,500 Active 299 DOM
2. 2026-06-18
   days on market $157,500 Active 297 DOM
3. 2026-06-17
   days on market $157,500 Active 296 DOM
4. 2026-06-16
   days on market $157,500 Active 295 DOM
5. 2026-06-15
   days on market $157,500 Active 294 DOM
6. 2026-06-13
   days on market $157,500 Active 292 DOM
7. 2026-06-12
   days on market $157,500 Active 291 DOM
8. 2026-06-09
   days on market $157,500 Active 288 DOM
9. 2026-06-08
   days on market $157,500 Active 287 DOM
10. 2026-06-07
    days on market $157,500 Active 286 DOM
11. 2026-06-07
    days on market $157,500 Active 285 DOM
12. 2026-06-04
    status $157,500 Active 282 DOM
13. 2026-03-04
    status Active 759-char remark

    Show marketing remark (759 chars)

    Step into timeless charm with this beautifully updated turn-of-the-century 4-bedroom, 2-bath home. Situated on a spacious corner lot, this property blends modern comfort with all the original character you love—think large wraparound porch, stunning pocket doors, and thoughtful updates throughout. Inside, rooms are large and inviting, offering plenty of space for family and friends to gather. Enjoy the convenience of a covered concrete carport, a covered back deck with a chair lift for easy access, and plenty of room to make memories inside and out. If you've been searching for character with modern updates, this is the one. Call Mark Hunolt at 660.341.0802 or Sheree Prebe at 660.341.2142 for your personal tour today. Look with Legacy in mind.

14. 2025-08-09
    listed $157,500 Active 759-char remark

    Show marketing remark (759 chars)

    Step into timeless charm with this beautifully updated turn-of-the-century 4-bedroom, 2-bath home. Situated on a spacious corner lot, this property blends modern comfort with all the original character you love—think large wraparound porch, stunning pocket doors, and thoughtful updates throughout. Inside, rooms are large and inviting, offering plenty of space for family and friends to gather. Enjoy the convenience of a covered concrete carport, a covered back deck with a chair lift for easy access, and plenty of room to make memories inside and out. If you've been searching for character with modern updates, this is the one. Call Mark Hunolt at 660.341.0802 or Sheree Prebe at 660.341.2142 for your personal tour today. Look with Legacy in mind.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,498
• − Mortgage interest: −$8,822
• − Property taxes: −$2,362
• − Insurance: −$788
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,582
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $31/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: Knox County R-I
• NCES district ID: 2911280
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $35,777
• Composite: 33.5/100
• National rank: #5441
• State rank: #154 of 324 in MO

Livability — Edina

• Score: 61/100
• State rank: #412
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MO
• Population (ZIP): 2,331

Population outlook (Knox County) Hauer SSP2

• Today (2025): 3,387 people
• By 2030: 3,136 · -7.4%
• By 2040: 2,686 · -20.7%
• By 2050: 2,292 · -32.3%
• By 2075: 1,581 · -53.3%
• By 2100: 1,027 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Pacific Islander 3% Two or more races 2%
• Common ancestry: Lithuanian 3% Scottish 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: -22.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.8 2016: R+55.4 2012: R+25.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 198.8758
• 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

2 events — show timeline

• 2026-03-04 Relisted — NECAR
• 2025-08-09 Listed $157,500 NECAR