10735 SE 900 Rd · Collins, MO 64738

$315,900

3 bd · 2.5 ba · 1,080 sqft · Other public records · 114 Days on market

Built 2013 2.00 ac lot $292/sqft · 25% above area Est $507k · 38% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Cash flow +3.0/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home with a finished basement offering extra living space for family or guests. Step outside to enjoy the spacious back deck, back patio, and cozy front porch, perfect for relaxing or entertaining. The 30x30 insulated shop with power, lighting, and concrete floors makes an excellent workspace. Fully fenced and set up for a hobby farm, this private property is just minutes from town. A flooring allowance is included, allowing you to add your own personal touch.

Key facts

• Spacious back deck
• Fully fenced
• Finished basement

Tags

• FINISHED BASEMENT
• SPACIOUS BACK DECK
• BACK PATIO
• COZY FRONT PORCH
• 30X30 INSULATED SHOP
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $316k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (57.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (66.3% below list).
• Recommended offer: $106k (66.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#701 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Weaubleau R-III (rural): math 45% / reading 60% proficiency, ranked #103 of 535 in MO (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weaubleau Elem. (math 47% / reading 62%, grade C, #190 of 1,115 statewide, top 19%, 188 students, 64% FRL); Weaubleau High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 160 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 3 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• St. Clair County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,381 (66.3% 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 114 days. Have you received any prior offers? Is the seller open to a 66% 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 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. 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: 0.34% ✗
• Cap rate: 2.38%
• Cash-on-cash: -13.98%
• DSCR: 0.38
• GRM: 24.7

CMA / ARV

• ARV (median comp): $507,200
• List price: $315,900
• Delta: -37.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 2.20×
• Total profit: $106,230
• Equity at exit: $284,588

10-year hold

• IRR: 14.4%
• Equity multiple: 5.12×
• Total profit: $364,100
• Equity at exit: $613,724

Cash invested: $88,452 (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 64738

• Home prices YoY: 3.2%
• Active inventory: 29
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$1,657
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-1,031

Break-even live

Break-even rent $2,368

Max offer price $133,833

Occupancy floor —

Sensitivity live

Price	-10% $-852	-5% $-941	+0% $-1,031	+5% $-1,120	+10% $-1,209
Rent	-10% $-1,115	-5% $-1,073	+0% $-1,031	+5% $-989	+10% $-947
Rate	-1.0pp $-872	-0.5pp $-950	base $-1,031	+0.5pp $-1,112	+1.0pp $-1,196

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: $78,975
• Closing costs: $9,477
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $315,900 Active 114 DOM
2. 2026-06-21
   days on market $315,900 Active 113 DOM
3. 2026-06-18
   days on market $315,900 Active 111 DOM
4. 2026-06-17
   days on market $315,900 Active 110 DOM
5. 2026-06-16
   days on market $315,900 Active 109 DOM
6. 2026-06-15
   days on market $315,900 Active 108 DOM
7. 2026-06-13
   days on market $315,900 Active 106 DOM
8. 2026-06-12
   days on market $315,900 Active 105 DOM
9. 2026-06-09
   days on market $315,900 Active 102 DOM
10. 2026-06-08
    days on market $315,900 Active 101 DOM
11. 2026-06-07
    days on market $315,900 Active 100 DOM
12. 2026-06-07
    days on market $315,900 Active 99 DOM
13. 2026-06-04
    days on market $315,900 Active 96 DOM
14. 2026-06-02
    days on market $315,900 Active 95 DOM
15. 2026-06-01
    days on market $315,900 Active 94 DOM
16. 2026-05-31
    days on market $315,900 Active 93 DOM
17. 2026-03-11
    price $315,900 495-char remark

    Show marketing remark (495 chars)

    Charming 3 bedroom, 2 bathroom home with a finished basement offering extra living space for family or guests. Step outside to enjoy the spacious back deck, back patio, and cozy front porch, perfect for relaxing or entertaining. The 30x30 insulated shop with power, lighting, and concrete floors makes an excellent workspace. Fully fenced and set up for a hobby farm, this private property is just minutes from town. A flooring allowance is included, allowing you to add your own personal touch.

18. 2026-02-26
    listed $329,900 Active 495-char remark

    Show marketing remark (495 chars)

    Charming 3 bedroom, 2 bathroom home with a finished basement offering extra living space for family or guests. Step outside to enjoy the spacious back deck, back patio, and cozy front porch, perfect for relaxing or entertaining. The 30x30 insulated shop with power, lighting, and concrete floors makes an excellent workspace. Fully fenced and set up for a hobby farm, this private property is just minutes from town. A flooring allowance is included, allowing you to add your own personal touch.

19. 2013-11-12
    soldstatus
20. 2013-07-05
    soldstatus

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $3,064 · $255/mo
• Expected delta: +$2,071/yr (+$173/mo · 208.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,766
• − Mortgage interest: −$17,695
• − Property taxes: −$994
• − Insurance: −$1,580
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$9,190
• Taxable loss: −$18,735
• Est. tax savings @ 24.0%: +$4,496
• After-tax cash flow: $-7,871/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: Weaubleau R-III
• NCES district ID: 2931460
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $34,650
• Composite: 45.28/100
• National rank: #5750
• State rank: #103 of 535 in MO

Livability — Collins

• Score: 56/100
• State rank: #701
• US rank: #22806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,375

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 8,710 people
• By 2030: 8,281 · -4.9%
• By 2040: 7,481 · -14.1%
• By 2050: 6,814 · -21.8%
• By 2075: 5,836 · -33.0%
• By 2100: 4,989 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+60.6) · D 19.2% · R 79.8%
• 2008→2024 swing: -38.7pp toward R · 2008: -21.9pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+59.2 2016: R+55.4 2012: R+33.7 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.16%
• Current HPI: 354.1494
• 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

-4.2% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $315,900 SOMO
• 2026-02-26 Listed $329,900 SOMO
• 2013-11-12 Sold (Public Records) — Public Records
• 2013-07-05 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2024): $994 · +0.6% YoY. Source: county tax records.