117 N Main St St · Greenfield, MO 65661

$115,000

2 bd · 2.0 ba · 1,274 sqft · Other public records · 240 Days on market

Built 1900 1,045 sqft lot

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1,045 sq ft lot
• Built 1900
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (10.4% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#707 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools D, amenities F, commute F.
• Greenfield R-IV (rural): math 40% / reading 45% proficiency, ranked #283 of 535 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Dade County population projected at -24% 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 240 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.64×
• Total profit: $20,506
• Equity at exit: $51,709

10-year hold

• IRR: 13.3%
• Equity multiple: 2.97×
• Total profit: $63,591
• Equity at exit: $79,690

Cash invested: $32,200 (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 65661

• Active inventory: 38
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $105

Break-even live

Break-even rent $897

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $170	-5% $138	+0% $105	+5% $72	+10% $40
Rent	-10% $24	-5% $64	+0% $105	+5% $146	+10% $186
Rate	-1.0pp $163	-0.5pp $134	base $105	+0.5pp $75	+1.0pp $45

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $115,000 Active 240 DOM
2. 2025-11-14
   price $115,000
3. 2025-09-30
   listed $125,000 Active
4. 2008-10-24
   historical
5. 2007-10-24
   listed $50,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$423/yr (+$35/mo · 61.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,361
• − Mortgage interest: −$6,442
• − Property taxes: −$693
• − Insurance: −$575
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,345
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,422/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: Greenfield R-IV
• NCES district ID: 2913320
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $31,532
• Composite: 37.12/100
• National rank: #9032
• State rank: #283 of 535 in MO

Livability — Greenfield

• Score: 56/100
• State rank: #707
• US rank: #22880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, MO
• Population (ZIP): 2,385

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 4% Italian 3% American 1%
• Foreign-born: 3%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+130.0% since first listed

4 events — show timeline

• 2025-11-14 Price Changed $115,000 SOMO
• 2025-09-30 Listed $125,000 SOMO
• 2008-10-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-10-24 Listed $50,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $693 · +14.0% YoY. Source: county tax records.