720 S Clark St · Mexico, MO 65265

$150,500

None bd · 2.0 ba · 1,550 sqft · MultiFamily public records · 147 Days on market

Built 1948 10,125 sqft lot Est $201k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice Duplex in a convenient location. Large living room, 2 bedrooms and 1 bath in each unit. Kitchen has range and refrigerator for each unit. Water and trash are provided by the owner. Rent total is currently $1,300 and both tenants wish to stay.

Key facts

• 0.23 acre lot
• Built 1948
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive. Per door: $281/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.5% in Mexico — 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 65/100 on livability (#256 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D-, crime F, amenities F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 27 units permitted in Audrain County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $201,420
• List price: $150,500
• Delta: -25.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $11,287
• Equity at exit: $22,440

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $55,608
• Equity at exit: $13,012

Cash invested: $42,140 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 134
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$789
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $561

Break-even live

Break-even rent $1,143

Max offer price $150,500

Occupancy floor 65%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,852
Total (2 units)			$1,853

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: $37,625
• Closing costs: $4,515
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Carson St Mexico, MO	3.0	1.0	1100	$1,150	$1.05	21d	1	0.77mi
1822 Springdale Ct Mexico, MO	2.0	1.5	1100	$1,050	$0.95	13d	1	1.24mi
1904 Springdale Ct Mexico, MO	3.0	1.5	1100	$1,050	$0.95	13d	1	1.25mi
1730 Sierra St Mexico, MO	3.0	2.0	1150	$1,950	$1.70	43d	1	1.40mi

Listing history 30 events

1. 2026-06-18
   days on market $150,500 Active 147 DOM
2. 2026-06-17
   days on market $150,500 Active 146 DOM
3. 2026-06-16
   days on market $150,500 Active 145 DOM
4. 2026-06-15
   days on market $150,500 Active 144 DOM
5. 2026-06-13
   days on market $150,500 Active 142 DOM
6. 2026-06-12
   days on market $150,500 Active 141 DOM
7. 2026-06-09
   days on market $150,500 Active 138 DOM
8. 2026-06-08
   days on market $150,500 Active 137 DOM
9. 2026-06-07
   days on market $150,500 Active 136 DOM
10. 2026-06-07
    days on market $150,500 Active 135 DOM
11. 2026-06-04
    days on market $150,500 Active 132 DOM
12. 2026-06-02
    days on market $150,500 Active 131 DOM
13. 2026-06-01
    days on market $150,500 Active 130 DOM
14. 2026-05-31
    days on market $150,500 Active 129 DOM
15. 2026-01-27
    listed $150,500 Active 247-char remark

    Show marketing remark (247 chars)

    Nice Duplex in a convenient location. Large living room, 2 bedrooms and 1 bath in each unit. Kitchen has range and refrigerator for each unit. Water and trash are provided by the owner. Rent total is currently $1,300 and both tenants wish to stay.

16. 2026-01-23
    listed $150,500 Active 258-char remark

    Show marketing remark (258 chars)

    Nice Duplex in a convenient location. Large living room, 2 bedrooms and 1 bath in each unit. Kitchen has range and refrigerator for each unit. Water, hot water and trash are provided by the owner. Rent total is currently $1,300 and both tenants wish to stay.

17. 2026-01-23
    listed $150,500 Active

    Show marketing remark (258 chars)

    Nice Duplex in a convenient location. Large living room, 2 bedrooms and 1 bath in each unit. Kitchen has range and refrigerator for each unit. Water, hot water and trash are provided by the owner. Rent total is currently $1,300 and both tenants wish to stay.

18. 2026-01-23
    listed $150,500 Active

    Show marketing remark (258 chars)

    Nice Duplex in a convenient location. Large living room, 2 bedrooms and 1 bath in each unit. Kitchen has range and refrigerator for each unit. Water, hot water and trash are provided by the owner. Rent total is currently $1,300 and both tenants wish to stay.

19. 2025-10-27
    status Active
20. 2025-09-25
    historical
21. 2025-07-10
    price $159,500
22. 2025-07-10
    price $159,500
23. 2025-06-11
    listed $165,000 Active
24. 2025-06-11
    listed $165,000 Active
25. 2024-09-19
    soldstatus Closed
26. 2024-09-19
    soldstatus
27. 2024-08-21
    historical
28. 2024-08-20
    historical
29. 2024-08-16
    listed
30. 2024-08-14
    listed $149,500 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: $611 · $51/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$849/yr (+$71/mo · 138.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,236
• − Mortgage interest: −$8,430
• − Property taxes: −$611
• − Insurance: −$752
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$4,378
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $5,651/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Mexico

• Score: 65/100
• State rank: #256
• US rank: #12405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, MO
• Population (ZIP): 15,131

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.24%
• Current HPI: 213.6163
• 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

+0.7% since first listed

16 events — show timeline

• 2026-01-27 Listed $150,500 SOMO
• 2026-01-23 Listed $150,500 JCMLS
• 2026-01-23 Listed $150,500 CBORMLS
• 2026-01-23 Listed $150,500 HMMLS
• 2025-10-27 Relisted — HMMLS
• 2025-09-25 Delisted — HMMLS
• 2025-07-10 Price Changed $159,500 CBORMLS
• 2025-07-10 Price Changed $159,500 HMMLS
• 2025-06-11 Listed $165,000 CBORMLS
• 2025-06-11 Listed $165,000 HMMLS
• 2024-09-19 Sold (Public Records) — Public Records
• 2024-09-19 Sold (MLS) — HMMLS
• 2024-08-21 Rental Removed — CBORMLS
• 2024-08-20 Delisted — HMMLS
• 2024-08-16 Listed for Rent — CBORMLS
• 2024-08-14 Listed $149,500 HMMLS

Property tax history

+0.7%/yr

Latest (2025): $611 · +0.4% YoY. Source: county tax records.