208 N Jefferson St · Rockville, MO 64780

$85,000

2 bd · 1.0 ba · 915 sqft · Other · 225 Days on market

Built 1996 Average condition 0.40 ac lot $93/sqft · 80% above area ↓ 28% since listing

---

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 +20.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Find your next duck-hunting retreat or affordable home under $100 K in Rockville, Bates County! Located at 208 N Jefferson St. , Rockville, MO 64780, this 915-sq-ft, 2-bed / 1-bath home (built 1996) sits on 0.4 acre with a large blacktop parking area and attached carport ideal for weekend access or year-round use. The slab construction means low maintenance; propane heat and central electric A/C keep things simple. The backyard opens to a crop field backdrop for a peaceful rural view while remaining in town, perfect for a local buyer or the waterfowl enthusiast. And for the serious hunter: this property lies in the heart of Missouri's duck-hunting country, just minutes from the renowned Four Rivers Conservation Area (15 miles north of Nevada in Bates & Vernon counties) one of the state's premier waterfowl destinations. Missouri Department of Conservation. Whether you're looking for a turn-key home, a budget-friendly investment, or a weekend access point into prime migration territory, this property hits all three. Act now on this rare sub-$100 K opportunity.

Key facts

• Attached carport
• Peaceful rural view
• Crop field backdrop

Tags

• LARGE BLACKTOP PARKING AREA
• ATTACHED CARPORT
• CROP FIELD BACKDROP
• PEACEFUL RURAL VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#882 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Appleton City R-II (rural): math 30% / reading 35% proficiency, ranked #434 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Bates County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.3% local appreciation)).
• Bates County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 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. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $47,352
• List price: $85,000
• Delta: 79.51%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.76×
• Total profit: $18,142
• Equity at exit: $39,532

10-year hold

• IRR: 14.9%
• Equity multiple: 3.26×
• Total profit: $53,776
• Equity at exit: $61,965

Cash invested: $23,800 (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 64780

• Home prices YoY: 1.8%
• Active inventory: 2
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $104

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 83%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 225 DOM
2. 2026-06-17
   days on market $85,000 Active 224 DOM
3. 2026-06-16
   days on market $85,000 Active 223 DOM
4. 2026-06-15
   days on market $85,000 Active 222 DOM
5. 2026-06-13
   days on market $85,000 Active 220 DOM
6. 2026-06-12
   days on market $85,000 Active 219 DOM
7. 2026-06-09
   days on market $85,000 Active 216 DOM
8. 2026-06-08
   days on market $85,000 Active 215 DOM
9. 2026-06-07
   days on market $85,000 Active 214 DOM
10. 2026-06-05
    days on market $85,000 Active 212 DOM
11. 2026-06-04
    days on market $85,000 Active 210 DOM
12. 2026-06-02
    days on market $85,000 Active 209 DOM
13. 2026-06-01
    days on market $85,000 Active 208 DOM
14. 2026-05-31
    days on market $85,000 Active 207 DOM
15. 2026-04-29
    price $85,000 1080-char remark

    Show marketing remark (1080 chars)

    Find your next duck-hunting retreat or affordable home under $100 K in Rockville, Bates County! Located at 208 N Jefferson St. , Rockville, MO 64780, this 915-sq-ft, 2-bed / 1-bath home (built 1996) sits on 0.4 acre with a large blacktop parking area and attached carport ideal for weekend access or year-round use. The slab construction means low maintenance; propane heat and central electric A/C keep things simple. The backyard opens to a crop field backdrop for a peaceful rural view while remaining in town, perfect for a local buyer or the waterfowl enthusiast. And for the serious hunter: this property lies in the heart of Missouri's duck-hunting country, just minutes from the renowned Four Rivers Conservation Area (15 miles north of Nevada in Bates & Vernon counties) one of the state's premier waterfowl destinations. Missouri Department of Conservation. Whether you're looking for a turn-key home, a budget-friendly investment, or a weekend access point into prime migration territory, this property hits all three. Act now on this rare sub-$100 K opportunity.

16. 2025-11-05
    listed $98,750 Active 1080-char remark

    Show marketing remark (1080 chars)

    Find your next duck-hunting retreat or affordable home under $100 K in Rockville, Bates County! Located at 208 N Jefferson St. , Rockville, MO 64780, this 915-sq-ft, 2-bed / 1-bath home (built 1996) sits on 0.4 acre with a large blacktop parking area and attached carport ideal for weekend access or year-round use. The slab construction means low maintenance; propane heat and central electric A/C keep things simple. The backyard opens to a crop field backdrop for a peaceful rural view while remaining in town, perfect for a local buyer or the waterfowl enthusiast. And for the serious hunter: this property lies in the heart of Missouri's duck-hunting country, just minutes from the renowned Four Rivers Conservation Area (15 miles north of Nevada in Bates & Vernon counties) one of the state's premier waterfowl destinations. Missouri Department of Conservation. Whether you're looking for a turn-key home, a budget-friendly investment, or a weekend access point into prime migration territory, this property hits all three. Act now on this rare sub-$100 K opportunity.

17. 2024-10-24
    historical
18. 2024-09-03
    price $98,000
19. 2024-05-30
    price $108,000
20. 2024-04-24
    status Active
21. 2024-04-24
    historical
22. 2023-11-03
    listed $118,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,510
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,473
• Taxable loss: −$106
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,279/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 1-bath home in Rockville, MO, offers a good starting point for a cosmetic renovation, with potential for significant value increase through updates.

Repairs flagged

• Minor ceiling fan — visible wiring

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling fan — modern fan improves airflow and aesthetics
• Both update kitchen cabinets — newer cabinets improve functionality and aesthetics
• Both install new flooring — new flooring enhances comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan · visible wiring	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fan — modern fan improves airflow and aesthetics ↑
• Both update kitchen cabinets — newer cabinets improve functionality and aesthetics ↑
• Both install new flooring — new flooring enhances comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Appleton City R-II
• NCES district ID: 2903120
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,647
• Composite: 29.72/100
• National rank: #11732
• State rank: #434 of 535 in MO

Livability — Rockville

• Score: 51/100
• State rank: #882
• US rank: #25176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, MO
• Population (ZIP): 361

Population outlook (Bates County) Hauer SSP2

• Today (2025): 15,295 people
• By 2030: 14,644 · -4.3%
• By 2040: 13,282 · -13.2%
• By 2050: 11,944 · -21.9%
• By 2075: 9,442 · -38.3%
• By 2100: 7,372 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Native American 4% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Iranian 2%

Political lean MEDSL · Bates

• 2024 margin: Solid R (+61.6) · D 18.7% · R 80.4%
• 2008→2024 swing: -42.8pp toward R · 2008: -18.9pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+58.5 2016: R+54.6 2012: R+31.7 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.27%
• Current HPI: 189.6042
• 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

-28.0% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $85,000 SOMO
• 2025-11-05 Listed $98,750 SOMO
• 2024-10-24 Delisted — SOMO
• 2024-09-03 Price Changed $98,000 SOMO
• 2024-05-30 Price Changed $108,000 SOMO
• 2024-04-24 Relisted — SOMO
• 2024-04-24 Delisted — SOMO
• 2023-11-03 Listed $118,000 SOMO

Property tax history

-0.6%/yr

Latest (2025): $11 · -2.4% YoY. Source: county tax records.