401 W Clouse St · Mountain Grove, MO 65711

$30,000

1 bd · 1.0 ba · 693 sqft · Other · 374 Days on market

Built 1955 8,712 sqft lot $43/sqft · 57% 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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Project house and lot for sale in Mountain Grove! That property is zoned R1-C1. Newer roof and the floors are ready to be poured. Projected as a one bedroom, 1 bath. The living room is framed to have a vaulted ceiling. Flip, rental, or a small store! Blank canvas ready to be completed to meet your needs!

Key facts

• Zoned r1-c1
• Newer roof
• Vaulted ceiling

Tags

• ZONED R1-C1
• NEWER ROOF
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($794 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.8% in Mountain Grove — 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 66/100 on livability (#251 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Mountain Grove R-III (town): math 48% / reading 49% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Wright County population projected at -28% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 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 1955 — 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. 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.
6. 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.
7. 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: 2.65% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.97%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $70,300
• List price: $30,000
• Delta: -57.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.7%
• Equity multiple: 3.61×
• Total profit: $21,889
• Equity at exit: $4,473

10-year hold

• IRR: 63.5%
• Equity multiple: 7.37×
• Total profit: $53,539
• Equity at exit: $2,594

Cash invested: $8,400 (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 65711

• Home prices YoY: -14.7%
• Active inventory: 129
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $794 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $420

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 42%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $30,000 Active 374 DOM
2. 2026-06-17
   days on market $30,000 Active 373 DOM
3. 2026-06-16
   days on market $30,000 Active 372 DOM
4. 2026-06-15
   days on market $30,000 Active 371 DOM
5. 2026-06-13
   days on market $30,000 Active 369 DOM
6. 2026-06-12
   days on market $30,000 Active 368 DOM
7. 2026-06-09
   days on market $30,000 Active 365 DOM
8. 2026-06-08
   days on market $30,000 Active 364 DOM
9. 2026-06-07
   days on market $30,000 Active 363 DOM
10. 2026-06-05
    remarks 378-char remark
11. 2026-06-05
    days on market $30,000 Active 361 DOM
12. 2026-06-04
    days on market $30,000 Active 359 DOM
13. 2026-06-02
    days on market $30,000 Active 358 DOM
14. 2026-06-01
    days on market $30,000 Active 357 DOM
15. 2026-05-31
    days on market $30,000 Active 356 DOM
16. 2025-06-09
    listed $30,000 Active 305-char remark

    Show marketing remark (305 chars)

    Project house and lot for sale in Mountain Grove! That property is zoned R1-C1. Newer roof and the floors are ready to be poured. Projected as a one bedroom, 1 bath. The living room is framed to have a vaulted ceiling. Flip, rental, or a small store! Blank canvas ready to be completed to meet your needs!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,526
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$762
• − Management: −$762
• − Depreciation: −$873
• Taxable income: $4,849
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $3,874/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: Mountain Grove R-III
• NCES district ID: 2921510
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $30,918
• Composite: 39.72/100
• National rank: #3899
• State rank: #73 of 324 in MO

Livability — Mountain Grove

• Score: 66/100
• State rank: #251
• US rank: #12218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Grove, MO
• Population (ZIP): 8,690

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.74%
• Current HPI: 218.8559
• 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

1 event — show timeline

• 2025-06-09 Listed $30,000 SOMO

Property tax history

-6.1%/yr

Latest (2025): $58 · +5.5% YoY. Source: county tax records.