7637 North St · Seligman, MO 65745

$200,000

4 bd · 2.0 ba · 5,448 sqft · SingleFamily · 65 Days on market

Built 1882 3,920 sqft lot $37/sqft · 74% below area

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Why this score? — see what drove the D- 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).

• Appreciation +8.2/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Amazing Opportunity! This historic building is ready for someone to finish it out. 2 loft suites are done with another 2 that need to be finished out in the upper floor. Main floor could be finished out into 3 different businesses. All new AC units, all new plumbing and electric thru out. With ome imagination this building could be a GEM! Rental income available while you finish the other 2 out. Main floor has lots of potential. The owner was designing it to be 3 separate businesses on the lower level. All city utilities. Would be a great hotel, retail, or restaurant. Less than 15 minutes to Roaring river, Beaver Lake, Mark Twain Forest. Rogers/Bentonville 1/2 hour. Come and see this and envision the possibilities! Also listed as commercial MLS 1340463

Key facts

• City utilities
• New plumbing
• Historic building

Tags

• HISTORIC BUILDING
• LOFT SUITES
• NEW AC UNITS
• NEW PLUMBING
• NEW ELECTRIC
• CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (28.0% below list).
• Recommended offer: $144k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#274 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southwest Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 347 students, 64% FRL); Southwest Middle (math 18% / reading 28%, grade F, #330 of 391 statewide, top 84%, 219 students, 61% FRL); Southwest High (math 17% / reading 54%, grade F, #314 of 521 statewide, top 61%, 262 students, 56% FRL).
• Market conditions: 36 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.5% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($188k) 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.

Risks & watch-outs

• Watch-outs: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,950 (28.0% 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 65 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1882 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $758,359
• List price: $200,000
• Delta: -73.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.85×
• Total profit: $47,813
• Equity at exit: $131,736

10-year hold

• IRR: 13.0%
• Equity multiple: 3.71×
• Total profit: $151,565
• Equity at exit: $244,263

Cash invested: $56,000 (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 65745

• Home prices YoY: 2.9%
• Active inventory: 36
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-245

Break-even live

Break-even rent $1,750

Max offer price $164,555

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-176	+0% $-245	+5% $-314	+10% $-383
Rent	-10% $-359	-5% $-302	+0% $-245	+5% $-188	+10% $-131
Rate	-1.0pp $-144	-0.5pp $-194	base $-245	+0.5pp $-297	+1.0pp $-349

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $200,000 Active 65 DOM
2. 2026-06-18
   days on market $200,000 Active 62 DOM
3. 2026-06-17
   days on market $200,000 Active 61 DOM
4. 2026-06-16
   days on market $200,000 Active 60 DOM
5. 2026-06-15
   days on market $200,000 Active 59 DOM
6. 2026-06-14
   days on market $200,000 Active 57 DOM
7. 2026-06-13
   days on market $200,000 Active 56 DOM
8. 2026-06-10
   days on market $200,000 Active 54 DOM
9. 2026-06-09
   days on market $200,000 Active 53 DOM
10. 2026-06-08
    days on market $200,000 Active 52 DOM
11. 2026-06-07
    days on market $200,000 Active 51 DOM
12. 2026-06-03
    days on market $200,000 Active 47 DOM
13. 2026-06-02
    days on market $200,000 Active 46 DOM
14. 2026-06-01
    days on market $200,000 Active 45 DOM
15. 2026-05-31
    days on market $200,000 Active 44 DOM
16. 2026-05-31
    days on market $200,000 Active 43 DOM
17. 2026-04-17
    listed $200,000 Active 762-char remark

    Show marketing remark (768 chars)

    Amazing Opportunity! This historic building is ready for someone to finish it out. 2 loft suites are done with another 2 that need to be finished out in the upper floor. Main floor could be finished out into 3 different businesses. All new AC units, all new plumbing and electric thru out. With some imagination this building could be a GEM! Rental income available while you finish the other 2 out. Main floor has lots of potential. The owner was designing it to be 3 separate businesses on the lower level. All city utilities. Would be a great hotel, retail, or restaurant. Less than 15 minutes to Roaring river, Beaver Lake, Mark Twain Forest. Rogers/Bentonville 1/2 hour. Come and see this and envision the possibilities! Also listed as commercial. MLS #60318973

18. 2026-04-17
    listed $200,000 Active 768-char remark

    Show marketing remark (768 chars)

    Amazing Opportunity! This historic building is ready for someone to finish it out. 2 loft suites are done with another 2 that need to be finished out in the upper floor. Main floor could be finished out into 3 different businesses. All new AC units, all new plumbing and electric thru out. With some imagination this building could be a GEM! Rental income available while you finish the other 2 out. Main floor has lots of potential. The owner was designing it to be 3 separate businesses on the lower level. All city utilities. Would be a great hotel, retail, or restaurant. Less than 15 minutes to Roaring river, Beaver Lake, Mark Twain Forest. Rogers/Bentonville 1/2 hour. Come and see this and envision the possibilities! Also listed as commercial. MLS #60318973

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

Taxation est. · year 1

• Rental income: $17,274
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$5,818
• Taxable loss: −$6,511
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-1,377/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: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

Livability — Seligman

• Score: 65/100
• State rank: #274
• US rank: #12859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seligman, MO
• Population (ZIP): 3,230

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 227.5875
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $200,000 SOMO
• 2026-04-17 Listed $200,000 NWARMLS