606 N First St · Creighton, MO 64739

$48,900

1 bd · 3.0 ba · 1,316 sqft · Manufactured public records · 324 Days on market

Built 1984 0.50 ac lot $37/sqft · 75% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

Key facts

• Prime lot
• Existing structure
• Full restoration

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOT
• EXISTING STRUCTURE
• PEACEFUL AREA
• TREE-LINED AREA
• FULL RESTORATION

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#795 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sherwood Cass R-VIII (rural): math 38% / reading 43% proficiency, ranked #138 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($338 loan paydown + $5k appreciation (10.0% local appreciation)).
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 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 324 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $43,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 2.01% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.96%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $222,211
• List price: $48,900
• Delta: -77.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.8%
• Equity multiple: 5.17×
• Total profit: $57,116
• Equity at exit: $44,053

10-year hold

• IRR: 50.3%
• Equity multiple: 11.53×
• Total profit: $144,200
• Equity at exit: $95,002

Cash invested: $13,692 (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 64739

• Home prices YoY: 27.5%
• Active inventory: 9
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$256
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $479

Break-even live

Break-even rent $378

Max offer price $48,900

Occupancy floor 46%

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $48,900 Active 324 DOM
2. 2026-06-17
   days on market $48,900 Active 323 DOM
3. 2026-06-16
   days on market $48,900 Active 322 DOM
4. 2026-06-15
   days on market $48,900 Active 321 DOM
5. 2026-06-13
   days on market $48,900 Active 319 DOM
6. 2026-06-12
   days on market $48,900 Active 318 DOM
7. 2026-06-09
   days on market $48,900 Active 315 DOM
8. 2026-06-08
   days on market $48,900 Active 314 DOM
9. 2026-06-07
   days on market $48,900 Active 313 DOM
10. 2026-06-07
    days on market $48,900 Active 312 DOM
11. 2026-06-04
    days on market $48,900 Active 309 DOM
12. 2026-06-02
    days on market $48,900 Active 308 DOM
13. 2026-06-01
    days on market $48,900 Active 307 DOM
14. 2026-05-31
    days on market $48,900 Active 306 DOM
15. 2026-01-09
    status Active 382-char remark

    Show marketing remark (382 chars)

    Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

16. 2025-12-24
    historical 382-char remark

    Show marketing remark (382 chars)

    Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

17. 2025-11-04
    status Active 382-char remark

    Show marketing remark (382 chars)

    Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

18. 2025-10-16
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

19. 2025-06-24
    listed $48,900 Active 382-char remark

    Show marketing remark (382 chars)

    Incredible investment opportunity! Prime lot with endless potential! Situated in a peaceful, tree-lined area, this property features an existing structure ready for demo or full restoration. Whether you're building from the ground up or bringing your renovation skills to life, this location offers opportunity and value. Bring your vision and breathe new life into this hidden gem!

20. 2024-02-09
    historical
21. 2023-10-31
    listed $49,000 Active

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$208/yr (+$17/mo · 78.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,814
• − Mortgage interest: −$2,739
• − Property taxes: −$266
• − Insurance: −$244
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,423
• Taxable income: $5,251
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $4,485/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: Sherwood Cass R-VIII
• NCES district ID: 2910320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $46,052
• Composite: 34.52/100
• National rank: #5177
• State rank: #138 of 324 in MO

Livability — Creighton

• Score: 54/100
• State rank: #795
• US rank: #24087

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

• Census place: Creighton, MO
• Population (ZIP): 1,074

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.09%
• Current HPI: 227.33
• 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

-0.2% since first listed

7 events — show timeline

• 2026-01-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-06-24 Listed $48,900 Heartland MLS as Distributed by MLS Grid
• 2024-02-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-31 Listed $49,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $266 · -13.1% YoY. Source: county tax records.