951 Aa Hwy · Alton, MO 65606

$74,900

3 bd · 1.0 ba · 1,254 sqft · Other public records · 70 Days on market

Built 1971 1.00 ac lot $60/sqft · 64% below area ↓ 31% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Country Home in Oregon County This well-maintained 3-bedroom, 1-bath home sits on 1 acre less than 5 minutes from Alton, offering a great mix of country space and convenience in the Alton School District. Inside features a spacious layout with a large living room, a generously sized master bedroom, and a versatile bonus room that could serve as an office, playroom, or fourth bedroom. The bathroom has been recently remodeled with a modern walk-in shower. Three mini-split systems provide efficient heating and cooling. Outside, enjoy a covered front porch and a new back deck perfect for relaxing or entertaining. The property also includes a small outbuilding and a one-car detached carport. With its great location, recent updates, and usable acreage, this property is ideal for families or anyone wanting extra space close to town.

Key facts

• Covered front porch
• New back deck
• 1 acre lot

Tags

• RECENTLY REMODELED BATHROOM
• MODERN WALK-IN SHOWER
• COVERED FRONT PORCH
• NEW BACK DECK
• EFFICIENT HEATING AND COOLING
• ONE-CAR DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.2% in Alton — 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 61/100 on livability (#441 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, schools F, crime F.
• Alton R-IV (rural): math 18% / reading 37% proficiency, ranked #283 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.6% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1971 — 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 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?
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: 1.48% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $210,072
• List price: $74,900
• Delta: -64.35%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.05×
• Total profit: $42,918
• Equity at exit: $40,734

10-year hold

• IRR: 32.3%
• Equity multiple: 6.10×
• Total profit: $106,906
• Equity at exit: $68,927

Cash invested: $20,972 (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 65606

• Home prices YoY: 3.4%
• Active inventory: 59
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $428

Break-even live

Break-even rent $566

Max offer price $74,900

Occupancy floor 56%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $74,900 Active 70 DOM
2. 2026-06-17
   days on market $74,900 Active 69 DOM
3. 2026-06-16
   days on market $74,900 Active 68 DOM
4. 2026-06-15
   days on market $74,900 Active 67 DOM
5. 2026-06-13
   days on market $74,900 Active 65 DOM
6. 2026-06-12
   days on market $74,900 Active 64 DOM
7. 2026-06-09
   days on market $74,900 Active 61 DOM
8. 2026-06-08
   days on market $74,900 Active 60 DOM
9. 2026-06-07
   days on market $74,900 Active 59 DOM
10. 2026-06-07
    days on market $74,900 Active 58 DOM
11. 2026-06-04
    days on market $74,900 Active 55 DOM
12. 2026-06-02
    statusdays on market $74,900 Active 54 DOM
13. 2026-06-01
    days on market $74,900 Price Change 53 DOM
14. 2026-05-31
    days on market $74,900 Price Change 52 DOM
15. 2026-05-04
    price $79,900 837-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

16. 2026-05-04
    price $79,900 1767-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

17. 2026-04-08
    listed $84,900 New Listing 837-char remark

    Show marketing remark (837 chars)

    Country Home in Oregon County This well-maintained 3-bedroom, 1-bath home sits on 1 acre less than 5 minutes from Alton, offering a great mix of country space and convenience in the Alton School District. Inside features a spacious layout with a large living room, a generously sized master bedroom, and a versatile bonus room that could serve as an office, playroom, or fourth bedroom. The bathroom has been recently remodeled with a modern walk-in shower. Three mini-split systems provide efficient heating and cooling. Outside, enjoy a covered front porch and a new back deck perfect for relaxing or entertaining. The property also includes a small outbuilding and a one-car detached carport. With its great location, recent updates, and usable acreage, this property is ideal for families or anyone wanting extra space close to town.

18. 2026-03-24
    price $84,900 1767-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

19. 2026-02-10
    price $89,900 1767-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

20. 2026-01-19
    price $99,000 1767-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

21. 2025-12-22
    listed $115,000 Active 1767-char remark

    Show marketing remark (1767 chars)

    Country Home in Oregon CountyThis well-maintained 3-bedroom, 1-bath home offers space, flexibility, and a peaceful setting just minutes from town. Sitting on a full 1-acre lot and located less than a 5-minute drive from Alton, this property combines country breathing room with everyday convenience, all within the Alton School District. Inside, you will find a spacious layout designed for comfortable living. The large living room provides plenty of space for gatherings, relaxing evenings, or entertaining guests. The master bedroom is generously sized, offering room for larger furniture and a quiet retreat at the end of the day. In addition to the three bedrooms, a bonus room adds valuable versatility and could easily be used as a home office, playroom, hobby space, or even a fourth bedroom if needed. The bathroom has been recently remodeled and features a modern walk-in shower, giving the home an updated and move-in-ready feel. Three mini-split systems provide efficient heating and cooling throughout the home, allowing for personalized comfort in every season. Outside, enjoy the charm of a covered front porch, perfect for morning coffee or unwinding in the evenings. A new back deck extends the living space outdoors and creates a great spot for grilling, entertaining, or simply enjoying the surrounding acreage. The property also includes a small outbuilding for storage and a one-car detached carport, adding convenience for vehicles, tools, or outdoor equipment. With its ideal location, functional layout, recent updates, and usable acreage, this home is a great fit for families, remote workers, or anyone looking for a little extra space close to Alton. Schedule your showing today and see the potential this property has to offer. OWNER/AGENT

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$452/yr (+$38/mo · 164.2%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,297
• − Mortgage interest: −$4,196
• − Property taxes: −$275
• − Insurance: −$374
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,179
• Taxable income: $4,145
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,147/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: Alton R-IV
• NCES district ID: 2903060
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $29,501
• Composite: 22.1/100
• National rank: #8179
• State rank: #283 of 324 in MO

Livability — Alton

• Score: 61/100
• State rank: #441
• US rank: #18027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,540

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Arabic 2% Spanish 1% Vietnamese 1%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 142.0523
• 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

-30.5% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $79,900 CARMLS
• 2026-05-04 Price Changed $79,900 SOMO
• 2026-04-08 Listed $84,900 CARMLS
• 2026-03-24 Price Changed $84,900 SOMO
• 2026-02-10 Price Changed $89,900 SOMO
• 2026-01-19 Price Changed $99,000 SOMO
• 2025-12-22 Listed $115,000 SOMO

Property tax history

+11.1%/yr

Latest (2025): $275 · +84.7% YoY. Source: county tax records.