709 S Clark St · Mexico, MO 65265

$185,000

4 bd · 1.0 ba · 1,354 sqft · Other public records · 39 Days on market

Built 1940 0.37 ac lot $137/sqft · 52% above area Est $192k · at est.

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Why this score? — see what drove the F 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 +9.1/15.0
• Cash flow +7.9/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy time on the inviting front porch of this charming two story on double corner lot. Main level features beautiful hardwood floors, living room, dining room, 3 rooms that can be bedrooms or 2 bedrooms and an office plus full bath. Kitchen will have newer refrigerator and gas range that convey. Spacious upper level that can be used as master suite or multipurpose area and a 3/4 bath. Additional storage room. Partial unfinished basement Deck on back , One car detached garage.

Key facts

• Double corner lot
• Kitchen
• Front porch

Tags

• FRONT PORCH
• DOUBLE CORNER LOT
• LIVING ROOM
• DINING ROOM
• KITCHEN
• NEWER REFRIGERATOR

Property features AI

Finance

• Other: Lot dimensions approximately 115 x 142; Zoned for single-family residential (R-1)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Residential single-family home; Faces east
• Construction: Basement present
• Exterior features: Covered patio/porch; Deck; Front porch; Paved road access

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Pantry (kitchen storage)
• Bedrooms: Total rooms: 11 (includes bedrooms and living spaces); Basement level present
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Walk-in closets; Pantry; Electric fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (39.0% below list).
• Recommended offer: $113k (39.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#256 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Field Elem. (math 31% / reading 41%, grade F, #662 of 1,115 statewide, top 60%, 424 students, 100% FRL); Mexico Middle (math 33% / reading 34%, grade F, #260 of 391 statewide, top 67%, 503 students, 100% FRL); Mexico High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 746 students, 53% FRL) — zoned schools average 84% FRL vs 52% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,841 (39.0% 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 39 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.61% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 13.7

CMA / ARV

• ARV (median comp): $191,763
• List price: $185,000
• Delta: -3.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-42,480
• Equity at exit: $27,584

10-year hold

• IRR: -19.4%
• Equity multiple: -0.03×
• Total profit: $-53,370
• Equity at exit: $15,995

Cash invested: $51,800 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 136
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$970
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-195

Break-even live

Break-even rent $1,375

Max offer price $150,604

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-142	+0% $-195	+5% $-247	+10% $-299
Rent	-10% $-284	-5% $-239	+0% $-195	+5% $-150	+10% $-106
Rate	-1.0pp $-102	-0.5pp $-148	base $-195	+0.5pp $-243	+1.0pp $-291

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 W Breckenridge Dr Apt 04 Mexico, MO	3.0	1.0	875	$870	$0.99	44d	1	0.71mi
1312 W Breckenridge Dr Apt 02 Mexico, MO	3.0	1.0	900	$870	$0.97	14d	1	0.73mi
609 Carson St Mexico, MO	3.0	1.0	1100	$1,150	$1.05	22d	1	0.77mi
1904 Springdale Ct Mexico, MO	3.0	1.5	1100	$1,050	$0.95	14d	1	1.25mi
1730 Sierra St Mexico, MO	3.0	2.0	1150	$1,950	$1.70	44d	1	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $185,000 Active 39 DOM
2. 2026-06-18
   days on market $185,000 Active 37 DOM
3. 2026-06-17
   days on market $185,000 Active 36 DOM
4. 2026-06-16
   days on market $185,000 Active 35 DOM
5. 2026-06-15
   days on market $185,000 Active 34 DOM
6. 2026-06-13
   days on market $185,000 Active 32 DOM
7. 2026-06-12
   days on market $185,000 Active 31 DOM
8. 2026-06-09
   days on market $185,000 Active 28 DOM
9. 2026-06-08
   days on market $185,000 Active 27 DOM
10. 2026-06-07
    days on market $185,000 Active 26 DOM
11. 2026-06-07
    days on market $185,000 Active 25 DOM
12. 2026-06-04
    days on market $185,000 Active 22 DOM
13. 2026-06-02
    days on market $185,000 Active 21 DOM
14. 2026-06-01
    days on market $185,000 Active 20 DOM
15. 2026-05-31
    days on market $185,000 Active 19 DOM
16. 2026-05-11
    listed $185,000 Active 455-char remark

    Show marketing remark (482 chars)

    Enjoy time on the inviting front porch of this charming two story on double corner lot. Main level features beautiful hardwood floors, living room, dining room, 3 rooms that can be bedrooms or 2 bedrooms and an office plus full bath. Kitchen will have newer refrigerator and gas range that convey. Spacious upper level that can be used as master suite or multipurpose area and a 3/4 bath. Additional storage room. Partial unfinished basement Deck on back , One car detached garage.

17. 2026-05-11
    listed $185,000 Active 482-char remark

    Show marketing remark (482 chars)

    Enjoy time on the inviting front porch of this charming two story on double corner lot. Main level features beautiful hardwood floors, living room, dining room, 3 rooms that can be bedrooms or 2 bedrooms and an office plus full bath. Kitchen will have newer refrigerator and gas range that convey. Spacious upper level that can be used as master suite or multipurpose area and a 3/4 bath. Additional storage room. Partial unfinished basement Deck on back , One car detached garage.

18. 2025-07-29
    soldstatus Closed

    Show marketing remark (1405 chars)

    Welcome to this charming, expansive residence! Situated on a large, double, corner lot, this home offers an abundance of space both inside and out! The main level boasts a living room with an electric fire place, a formal dining room with a built in hutch, a kitchen with newer appliances, two bedrooms, an office and a full bathroom. Upstairs, you will find the highlight of the home; a massive master suite, a true sanctuary featuring ample room for a sitting area, and en-suite bathroom and a walk-in closet. There is another large area of the upstairs that is unfinished that could be made into another bedroom, or kitchenette. Outside, the expansive space provides endless possibilities for gardening, recreation, or simply enjoying the outdoors. Completing the package is a 1 car detached garage/shed and a smaller shed. This home is protected by 8 security cameras, and a Simply Safe system with water sensors for leaks, which all convey. Some of the updates on this home are: most water lines have been replaced with PEX and most sewer lines replaced with PVC. Roof is 9 years old. Windows are newer and double pane. Retaining wall added in part of the basement. Upstairs bathroom has new toilet and flooring. HVAC has been serviced. Boxes of flooring convey. Dryer conveys. Home is being sold AS-IS. Buyers will need to have a preapproval or proof of funds available before viewing the home.

19. 2025-07-29
    soldstatus

    Show marketing remark (1405 chars)

    Welcome to this charming, expansive residence! Situated on a large, double, corner lot, this home offers an abundance of space both inside and out! The main level boasts a living room with an electric fire place, a formal dining room with a built in hutch, a kitchen with newer appliances, two bedrooms, an office and a full bathroom. Upstairs, you will find the highlight of the home; a massive master suite, a true sanctuary featuring ample room for a sitting area, and en-suite bathroom and a walk-in closet. There is another large area of the upstairs that is unfinished that could be made into another bedroom, or kitchenette. Outside, the expansive space provides endless possibilities for gardening, recreation, or simply enjoying the outdoors. Completing the package is a 1 car detached garage/shed and a smaller shed. This home is protected by 8 security cameras, and a Simply Safe system with water sensors for leaks, which all convey. Some of the updates on this home are: most water lines have been replaced with PEX and most sewer lines replaced with PVC. Roof is 9 years old. Windows are newer and double pane. Retaining wall added in part of the basement. Upstairs bathroom has new toilet and flooring. HVAC has been serviced. Boxes of flooring convey. Dryer conveys. Home is being sold AS-IS. Buyers will need to have a preapproval or proof of funds available before viewing the home.

20. 2025-07-04
    historical

    Show marketing remark (1405 chars)

    Welcome to this charming, expansive residence! Situated on a large, double, corner lot, this home offers an abundance of space both inside and out! The main level boasts a living room with an electric fire place, a formal dining room with a built in hutch, a kitchen with newer appliances, two bedrooms, an office and a full bathroom. Upstairs, you will find the highlight of the home; a massive master suite, a true sanctuary featuring ample room for a sitting area, and en-suite bathroom and a walk-in closet. There is another large area of the upstairs that is unfinished that could be made into another bedroom, or kitchenette. Outside, the expansive space provides endless possibilities for gardening, recreation, or simply enjoying the outdoors. Completing the package is a 1 car detached garage/shed and a smaller shed. This home is protected by 8 security cameras, and a Simply Safe system with water sensors for leaks, which all convey. Some of the updates on this home are: most water lines have been replaced with PEX and most sewer lines replaced with PVC. Roof is 9 years old. Windows are newer and double pane. Retaining wall added in part of the basement. Upstairs bathroom has new toilet and flooring. HVAC has been serviced. Boxes of flooring convey. Dryer conveys. Home is being sold AS-IS. Buyers will need to have a preapproval or proof of funds available before viewing the home.

21. 2025-07-02
    listed $130,000 Active

    Show marketing remark (1405 chars)

    Welcome to this charming, expansive residence! Situated on a large, double, corner lot, this home offers an abundance of space both inside and out! The main level boasts a living room with an electric fire place, a formal dining room with a built in hutch, a kitchen with newer appliances, two bedrooms, an office and a full bathroom. Upstairs, you will find the highlight of the home; a massive master suite, a true sanctuary featuring ample room for a sitting area, and en-suite bathroom and a walk-in closet. There is another large area of the upstairs that is unfinished that could be made into another bedroom, or kitchenette. Outside, the expansive space provides endless possibilities for gardening, recreation, or simply enjoying the outdoors. Completing the package is a 1 car detached garage/shed and a smaller shed. This home is protected by 8 security cameras, and a Simply Safe system with water sensors for leaks, which all convey. Some of the updates on this home are: most water lines have been replaced with PEX and most sewer lines replaced with PVC. Roof is 9 years old. Windows are newer and double pane. Retaining wall added in part of the basement. Upstairs bathroom has new toilet and flooring. HVAC has been serviced. Boxes of flooring convey. Dryer conveys. Home is being sold AS-IS. Buyers will need to have a preapproval or proof of funds available before viewing the home.

22. 2022-08-18
    soldstatus
23. 2021-12-03
    soldstatus
24. 2021-09-13
    listed $80,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,328/yr (+$111/mo · 284.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,541
• − Mortgage interest: −$10,363
• − Property taxes: −$467
• − Insurance: −$925
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$5,382
• Taxable loss: −$5,762
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $-954/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Mexico

• Score: 65/100
• State rank: #256
• US rank: #12405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, MO
• Population (ZIP): 15,131

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.24%
• Current HPI: 213.6163
• 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

+131.2% since first listed

9 events — show timeline

• 2026-05-11 Listed $185,000 HMMLS
• 2026-05-11 Listed $185,000 CBORMLS
• 2025-07-29 Sold (Public Records) — Public Records
• 2025-07-29 Sold (MLS) — HMMLS
• 2025-07-04 Delisted — HMMLS
• 2025-07-02 Listed $130,000 HMMLS
• 2022-08-18 Sold (MLS) — HMMLS
• 2021-12-03 Sold (Public Records) — Public Records
• 2021-09-13 Listed $80,000 HMMLS

Property tax history

+0.7%/yr

Latest (2025): $467 · +0.4% YoY. Source: county tax records.