1320 David Rd · Mount Vernon, MO 65712

$195,000

2 bd · 2.0 ba · 1,720 sqft · Other public records · 229 Days on market

Built 1967 0.28 ac lot

---

Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this fantastic all brick three bedroom two bath home. Home has been very well-maintained. Large rooms with lots of storage. Carpeting was replaced with engineered Bamboo flooring. And wonderful real wood flooring. Completely renovated bathroom walls floors pipes and drains. left side of house added around 1990. Kitchen was opened up with an open concept in 2011. Wonderful inground pool with a fantastic covered deck in the backyard great for entertaining. Backyard is also chain-link fenced and some privacy fence. Large two car over sized garage with a workshop as well in the front of it. Owner has put in three different mini splits for heating and air max for low utility bills. Quartz countertops in the kitchen. Lots of built-ins/storage/space. Check out this fantastic home. Roof is only a year old. Easy access to I 44. Minutes from Stockton lake in Branson Missouri.

Key facts

• Quartz countertops
• Fresh paint
• Newer roof

Tags

• NEWER ROOF
• FRESH PAINT
• NEW FLOORING
• FLEXIBLE BONUS ROOM
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding and brick exterior; Composition roof; Built with standard foundation
• Exterior features: Rain gutters; Covered patio/porch; Fenced yard (full chain link); In-ground pool

Interior

• Kitchen: Gas oven; Free-standing gas oven; Microwave; Refrigerator; Disposal
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Electric heating available; Natural gas heating available; Central air conditioning
• Interior features: Beamed ceilings; Insulated windows; Skylights; Double-pane windows; Storm windows; Disposal
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $162k (16.9% below list).
• Recommended offer: $162k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% in Mount Vernon — 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 72/100 on livability (#98 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon Elem. (308 students, 53% FRL); Mt. Vernon Middle (math 36% / reading 43%, grade F, #189 of 391 statewide, top 51%, 361 students, 48% FRL); Mt. Vernon High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 458 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 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.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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

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

Recommended offer $162,142 (16.9% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 10.0

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-27,245
• Equity at exit: $29,075

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-18,283
• Equity at exit: $16,860

Cash invested: $54,600 (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 65712

• Home prices YoY: -17.5%
• Active inventory: 91
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $69

Break-even live

Break-even rent $1,534

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $180	-5% $124	+0% $69	+5% $14	+10% $-41
Rent	-10% $-59	-5% $5	+0% $69	+5% $133	+10% $197
Rate	-1.0pp $167	-0.5pp $119	base $69	+0.5pp $19	+1.0pp $-33

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 S Hazel St Mt Vernon, MO	3.0	2.0	1419	$1,595	$1.12	15d	1	0.41mi
212 W Blaze Rd Mount Vernon, MO	3.0	2.0	1600	$1,650	$1.03	15d	1	0.50mi

Listing history 28 events

1. 2026-06-22
   days on market $195,000 Active 229 DOM
2. 2026-06-18
   days on market $195,000 Active 226 DOM
3. 2026-06-17
   days on market $195,000 Active 225 DOM
4. 2026-06-16
   days on market $195,000 Active 224 DOM
5. 2026-06-15
   days on market $195,000 Active 223 DOM
6. 2026-06-14
   days on market $195,000 Active 221 DOM
7. 2026-06-13
   days on market $195,000 Active 220 DOM
8. 2026-06-10
   days on market $195,000 Active 218 DOM
9. 2026-06-09
   days on market $195,000 Active 217 DOM
10. 2026-06-08
    days on market $195,000 Active 216 DOM
11. 2026-06-07
    days on market $195,000 Active 215 DOM
12. 2026-06-03
    days on market $195,000 Active 211 DOM
13. 2026-06-02
    days on market $195,000 Active 210 DOM
14. 2026-06-01
    days on market $195,000 Active 209 DOM
15. 2026-05-31
    days on market $195,000 Active 208 DOM
16. 2026-05-30
    days on market $195,000 Active 207 DOM
17. 2025-12-08
    price $195,000
18. 2025-11-20
    price $180,000
19. 2025-11-05
    listed $190,000 Active
20. 2025-09-03
    price $210,000
21. 2025-08-21
    price $225,000
22. 2025-07-25
    listed $230,000 Active
23. 2022-07-11
    soldstatus Closed 895-char remark

    Show marketing remark (895 chars)

    Come check out this fantastic all brick three bedroom two bath home. Home has been very well-maintained. Large rooms with lots of storage. Carpeting was replaced with engineered Bamboo flooring. And wonderful real wood flooring. Completely renovated bathroom walls floors pipes and drains. left side of house added around 1990. Kitchen was opened up with an open concept in 2011. Wonderful inground pool with a fantastic covered deck in the backyard great for entertaining. Backyard is also chain-link fenced and some privacy fence. Large two car over sized garage with a workshop as well in the front of it. Owner has put in three different mini splits for heating and air max for low utility bills. Quartz countertops in the kitchen. Lots of built-ins/storage/space. Check out this fantastic home. Roof is only a year old. Easy access to I 44. Minutes from Stockton lake in Branson Missouri.

24. 2022-07-11
    soldstatus

    Show marketing remark (895 chars)

    Come check out this fantastic all brick three bedroom two bath home. Home has been very well-maintained. Large rooms with lots of storage. Carpeting was replaced with engineered Bamboo flooring. And wonderful real wood flooring. Completely renovated bathroom walls floors pipes and drains. left side of house added around 1990. Kitchen was opened up with an open concept in 2011. Wonderful inground pool with a fantastic covered deck in the backyard great for entertaining. Backyard is also chain-link fenced and some privacy fence. Large two car over sized garage with a workshop as well in the front of it. Owner has put in three different mini splits for heating and air max for low utility bills. Quartz countertops in the kitchen. Lots of built-ins/storage/space. Check out this fantastic home. Roof is only a year old. Easy access to I 44. Minutes from Stockton lake in Branson Missouri.

25. 2022-05-29
    historical 895-char remark

    Show marketing remark (895 chars)

    Come check out this fantastic all brick three bedroom two bath home. Home has been very well-maintained. Large rooms with lots of storage. Carpeting was replaced with engineered Bamboo flooring. And wonderful real wood flooring. Completely renovated bathroom walls floors pipes and drains. left side of house added around 1990. Kitchen was opened up with an open concept in 2011. Wonderful inground pool with a fantastic covered deck in the backyard great for entertaining. Backyard is also chain-link fenced and some privacy fence. Large two car over sized garage with a workshop as well in the front of it. Owner has put in three different mini splits for heating and air max for low utility bills. Quartz countertops in the kitchen. Lots of built-ins/storage/space. Check out this fantastic home. Roof is only a year old. Easy access to I 44. Minutes from Stockton lake in Branson Missouri.

26. 2022-03-14
    listed $199,900 895-char remark

    Show marketing remark (895 chars)

    Come check out this fantastic all brick three bedroom two bath home. Home has been very well-maintained. Large rooms with lots of storage. Carpeting was replaced with engineered Bamboo flooring. And wonderful real wood flooring. Completely renovated bathroom walls floors pipes and drains. left side of house added around 1990. Kitchen was opened up with an open concept in 2011. Wonderful inground pool with a fantastic covered deck in the backyard great for entertaining. Backyard is also chain-link fenced and some privacy fence. Large two car over sized garage with a workshop as well in the front of it. Owner has put in three different mini splits for heating and air max for low utility bills. Quartz countertops in the kitchen. Lots of built-ins/storage/space. Check out this fantastic home. Roof is only a year old. Easy access to I 44. Minutes from Stockton lake in Branson Missouri.

27. 2019-06-06
    soldstatus
28. 2018-11-01
    listed $129,900

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$598/yr (+$50/mo · 46.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,457
• − Mortgage interest: −$10,923
• − Property taxes: −$1,293
• − Insurance: −$975
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,673
• Taxable loss: −$2,520
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $1,436/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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Mount Vernon

• Score: 72/100
• State rank: #98
• US rank: #6475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, MO
• Population (ZIP): 8,910

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.55%
• Current HPI: 243.6185
• 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

+50.1% since first listed

12 events — show timeline

• 2025-12-08 Price Changed $195,000 SOMO
• 2025-11-20 Price Changed $180,000 SOMO
• 2025-11-05 Listed $190,000 SOMO
• 2025-09-03 Price Changed $210,000 SOMO
• 2025-08-21 Price Changed $225,000 SOMO
• 2025-07-25 Listed $230,000 SOMO
• 2022-07-11 Sold (Public Records) — Public Records
• 2022-07-11 Sold (MLS) — SOMO
• 2022-05-29 Delisted — SOMO
• 2022-03-14 Listed $199,900 SOMO
• 2019-06-06 Sold (MLS) — SOMO
• 2018-11-01 Listed $129,900 SOMO

Property tax history

+3.7%/yr

Latest (2025): $1,293 · +8.8% YoY. Source: county tax records.