213 W College St · Aurora, MO 65605

$79,900

2 bd · 1.0 ba · 676 sqft · Other public records · 90 Days on market

Built 1910 6,098 sqft lot $118/sqft · 11% below area Est $89k · 11% under

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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 +27.4/30.0
• ARV discount +12.3/15.0
• DSCR +9.6/10.0
• 1% rule +6.3/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2-bedroom, 1-bath home in Aurora, Missouri! Whether you're a first-time buyer, downsizing, or looking for an affordable investment opportunity, this property combines comfort, practicality, and value in one great package. The home has direct access to the backyard from the alley in back and has a central furnace for heat with natural gas. Come see this one today!

Key facts

• Central furnace
• Natural gas
• 6,098 sq ft lot

Tags

• DIRECT ACCESS TO BACKYARD
• CENTRAL FURNACE
• NATURAL GAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.9% in Aurora — 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 56/100 on livability (#710 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Aurora R-VIII (town): math 30% / reading 37% proficiency, ranked #244 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.13% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (median comp): $89,463
• List price: $79,900
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,876
• Equity at exit: $11,913

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $20,635
• Equity at exit: $6,908

Cash invested: $22,372 (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 65605

• Home prices YoY: -4.5%
• Active inventory: 137
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $902 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $233

Break-even live

Break-even rent $607

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   price $79,900 Active 90 DOM
2. 2026-06-18
   days on market $89,900 Active 90 DOM
3. 2026-06-17
   days on market $89,900 Active 89 DOM
4. 2026-06-16
   days on market $89,900 Active 88 DOM
5. 2026-06-15
   days on market $89,900 Active 87 DOM
6. 2026-06-13
   days on market $89,900 Active 85 DOM
7. 2026-06-12
   days on market $89,900 Active 84 DOM
8. 2026-06-09
   days on market $89,900 Active 81 DOM
9. 2026-06-08
   days on market $89,900 Active 80 DOM
10. 2026-06-07
    days on market $89,900 Active 79 DOM
11. 2026-06-07
    days on market $89,900 Active 78 DOM
12. 2026-06-04
    days on market $89,900 Active 75 DOM
13. 2026-06-02
    days on market $89,900 Active 74 DOM
14. 2026-06-01
    days on market $89,900 Active 73 DOM
15. 2026-05-31
    days on market $89,900 Active 72 DOM
16. 2026-05-31
    days on market $89,900 Active 71 DOM
17. 2026-03-20
    listed $89,900 Active 395-char remark

    Show marketing remark (395 chars)

    Welcome home to this charming 2-bedroom, 1-bath home in Aurora, Missouri! Whether you're a first-time buyer, downsizing, or looking for an affordable investment opportunity, this property combines comfort, practicality, and value in one great package. The home has direct access to the backyard from the alley in back and has a central furnace for heat with natural gas. Come see this one today!

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$447/yr (+$37/mo · 136.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,828
• − Mortgage interest: −$4,476
• − Property taxes: −$328
• − Insurance: −$400
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$2,324
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,422/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: Aurora R-VIII
• NCES district ID: 2904020
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $37,036
• Composite: 27.84/100
• National rank: #6883
• State rank: #244 of 324 in MO

Livability — Aurora

• Score: 56/100
• State rank: #710
• US rank: #22927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, MO
• Population (ZIP): 11,611

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.62%
• Current HPI: 267.2335
• 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

• 2026-03-20 Listed $89,900 SOMO

Property tax history

+3.4%/yr

Latest (2025): $328 · +8.3% YoY. Source: county tax records.