17901 Dove Rd · Phillipsburg, MO 65722

$149,900

3 bd · 2.0 ba · 1,512 sqft · Other public records · 15 Days on market

Built 1950 3.24 ac lot

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.9/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you’re seeking a move-in-ready home on approximately 3.25 acres of level, open land, this property is a must-see. Conveniently located just minutes from town and situated on a paved road, this charming residence features an oversized covered front porch—perfect for enjoying your morning coffee on a porch swing. Upon entry, you are welcomed into a spacious living room highlighted by a stunning rock fireplace, ideal for both relaxing and entertaining. On one side of the home, two bedrooms (1 nonconforming) are connected by a Jack-and-Jill bathroom. On the opposite side, you’ll find a generously sized dining area and kitchen. Just off the dining room is a large wood deck,

Key facts

• Large wood deck
• Walk-in closet
• Rock fireplace

Tags

• 3.25 ACRES
• OVERSIZED COVERED FRONT PORCH
• ROCK FIREPLACE
• LARGE WOOD DECK
• WALK-IN CLOSET
• BRIGHT SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-8 ($-91/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.2% below list).
• Recommended offer: $112k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#845 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lebanon R-III (town): math 29% / reading 35% proficiency, ranked #256 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Joe D. Esther Elem. (949 students, 66% FRL); Lebanon Middle School (math 33% / reading 35%, grade F, #255 of 391 statewide, top 66%, 921 students, 59% FRL); Lebanon Sr. High (math 16% / reading 34%, grade F, #435 of 521 statewide, top 83%, 1,474 students, 50% FRL).
• Market conditions: 13 active listings in the ZIP; 61 units permitted in Laclede County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Laclede County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,055 (25.2% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.46×
• Total profit: $19,483
• Equity at exit: $69,506

10-year hold

• IRR: 10.5%
• Equity multiple: 2.61×
• Total profit: $67,532
• Equity at exit: $108,783

Cash invested: $41,972 (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 65722

• Home prices YoY: 1.5%
• Active inventory: 13
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-8

Break-even live

Break-even rent $1,130

Max offer price $148,564

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $35	+0% $-8	+5% $-50	+10% $-92
Rent	-10% $-96	-5% $-52	+0% $-8	+5% $37	+10% $81
Rate	-1.0pp $68	-0.5pp $31	base $-8	+0.5pp $-46	+1.0pp $-86

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-03-30
   listed $149,900 Active
4. 2005-12-30
   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: $531 · $44/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$923/yr (+$77/mo · 173.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $13,447
• − Mortgage interest: −$8,397
• − Property taxes: −$531
• − Insurance: −$750
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,361
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $568/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: Lebanon R-III
• NCES district ID: 2918270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $38,352
• Composite: 26.73/100
• National rank: #7145
• State rank: #256 of 324 in MO

Livability — Phillipsburg

• Score: 52/100
• State rank: #845
• US rank: #24713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,404

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 5% American 3% Italian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 224.0849
• 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 events — show timeline

• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $149,900 MARIS as Distributed by MLS Grid
• 2005-12-30 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $531 · +0.0% YoY. Source: county tax records.