128 E Sigler · Memphis, MO 63555

$85,500

5 bd · 1.0 ba · 2,288 sqft · SingleFamily public records · 20 Days on market

Built 1900 0.41 ac lot Est $117k · 27% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Own a part of history here! This classic 4-bed, 2-bath home with large rooms has plenty of space for a growing family. Unique features include an original stained-glass window, an etched glass window, folding wood doors, hardwood floors and the original wood banister stairway. There is one bedroom on the main floor and three spacious bedrooms upstairs. The upstairs bathroom has two entry doors and adjoins one bedroom. The main floor bathroom is located to one side of the kitchen and the utility room adjoins the other side that leads to the large back yard. You don't find wrap-around porches like this every day! The perfect spot for morning coffee & evening visits. Most of the windows

Key facts

• Folding wood doors
• Wrap-around porches
• Large back yard

Tags

• ORIGINAL STAINED-GLASS WINDOW
• ETCHED GLASS WINDOW
• FOLDING WOOD DOORS
• HARDWOOD FLOORS
• WRAP-AROUND PORCHES
• LARGE BACK YARD

Property features AI

Finance

• Other: Home warranty not included

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (single phase); Propane available
• Home design: Single-family residence; Two levels
• Construction: Wood siding; Shingle roof; Crawl space foundation; Built area above grade recorded by assessor
• Exterior features: Covered front and side porches; Open porch; Yard storage; Partial fencing; Back yard; Few trees; Level lot; Scenic views

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the upper level
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom; 1 half bathroom; Main and upper levels contain 2 bathrooms combined; Upper level includes a half bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Ceiling fans; High ceilings; Built-in storage; Double-pane windows
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#58 in MO, #4,152 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Scotland County R-I (rural): math 37% / reading 45% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scotland Co. Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 311 students, 50% FRL); Scotland Co. High (math 42% / reading 47%, grade F, #179 of 521 statewide, top 39%, 236 students, 48% FRL).
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($591 loan paydown + $8k appreciation (9.6% local appreciation)).
• Scotland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,217 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $116,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 N Main St	0.11mi	4/2.0 (-1)	2,246 (-2%)	2mo	$115,000	$51	81

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

Projected returns pro-forma

9.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 4.37×
• Total profit: $80,703
• Equity at exit: $74,783

10-year hold

• IRR: 39.5%
• Equity multiple: 9.71×
• Total profit: $208,563
• Equity at exit: $158,944

Cash invested: $23,940 (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 63555

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $569

Break-even live

Break-even rent $658

Max offer price $85,500

Occupancy floor 54%

Sensitivity live

Price	-10% $618	-5% $594	+0% $569	+5% $545	+10% $521
Rent	-10% $461	-5% $515	+0% $569	+5% $624	+10% $678
Rate	-1.0pp $612	-0.5pp $591	base $569	+0.5pp $547	+1.0pp $525

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $85,500 Active 20 DOM
2. 2026-06-21
   days on market $85,500 Active 19 DOM
3. 2026-06-18
   days on market $85,500 Active 17 DOM
4. 2026-06-17
   days on market $85,500 Active 16 DOM
5. 2026-06-16
   days on market $85,500 Active 15 DOM
6. 2026-06-15
   days on market $85,500 Active 14 DOM
7. 2026-06-13
   days on market $85,500 Active 12 DOM
8. 2026-06-12
   days on market $85,500 Active 11 DOM
9. 2026-06-09
   days on market $85,500 Active 8 DOM
10. 2026-06-08
    days on market $85,500 Active 7 DOM
11. 2026-06-07
    days on market $85,500 Active 6 DOM
12. 2026-06-05
    days on market $85,500 Active 4 DOM
13. 2026-06-04
    days on market $85,500 Active 2 DOM
14. 2026-06-01
    remarks 695-char remark
15. 2026-06-01
    listed $85,500 Active 1 DOM

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

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $426 · $36/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$403/yr (+$34/mo · 94.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,541
• − Mortgage interest: −$4,789
• − Property taxes: −$426
• − Insurance: −$428
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,487
• Taxable income: $5,764
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,450/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: Scotland County R-I
• NCES district ID: 2920700
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $40,661
• Composite: 34.4/100
• National rank: #5206
• State rank: #140 of 324 in MO

Livability — Memphis

• Score: 75/100
• State rank: #58
• US rank: #4152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, MO
• Population (ZIP): 3,193

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 4,692 people
• By 2030: 4,549 · -3.0%
• By 2040: 4,323 · -7.9%
• By 2050: 4,089 · -12.9%
• By 2075: 3,387 · -27.8%
• By 2100: 2,479 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Scotland

• 2024 margin: Solid R (+61.5) · D 18.7% · R 80.1% · Other 1.2%
• 2008→2024 swing: -39.7pp toward R · 2008: -21.7pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.1 2016: R+58.9 2012: R+31.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.64%
• Current HPI: 193.476
• 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

• 2026-06-01 Listed $85,500 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $426 · +11.6% YoY. Source: county tax records.