101 Fox Ln · South Greenfield, MO 65752

$199,000

3 bd · 1.5 ba · 1,898 sqft · Other public records · 111 Days on market

Built 1880 0.78 ac lot $105/sqft · 15% above area Est $263k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Welcome to 101 Fox Lane in South Greenfield -- a rare property offering space, flexibility, and peace of mind. The main home features approximately 2,880 square feet of living space, blending historic character with thoughtful updates and expansion over time. Inside, you'll find generous living areas, a large kitchen with abundant cabinetry, and flexible rooms ideal for a growing family, home office, or hobby space. The layout provides both charm and functionality. In addition to the main home, the oversized two-car shop includes approximately 745 square feet of finished living space above -- perfect for guests, extended family, a private office, or bonus recreation area. Situated on approximately 0.77 acres, the property also features a covered deck, privacy fencing, additional outbuildings, and an in-ground tornado shelter for added safety and security. With over 3,600 square feet of total usable space, versatile outbuildings, and storm protection -- this property delivers the space and practicality today's buyers are looking for.

Key facts

• Covered deck
• Flexible rooms
• Privacy fencing

Tags

• LARGE KITCHEN
• FLEXIBLE ROOMS
• OVERSIZED TWO-CAR SHOP
• FINISHED LIVING SPACE
• COVERED DECK
• PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (36.9% below list).
• Recommended offer: $126k (36.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#865 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Greenfield R-IV (rural): math 40% / reading 45% proficiency, ranked #283 of 535 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenfield Elem. (math 42% / reading 37%, grade F, #537 of 1,115 statewide, top 53%, 206 students, 52% FRL); Greenfield High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 143 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,558 (36.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.63% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 13.2

CMA / ARV

• ARV (median comp): $262,549
• List price: $199,000
• Delta: -24.20%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.18×
• Total profit: $9,933
• Equity at exit: $89,479

10-year hold

• IRR: 6.5%
• Equity multiple: 1.98×
• Total profit: $54,840
• Equity at exit: $137,898

Cash invested: $55,720 (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 65752

• Active inventory: 4
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-219

Break-even live

Break-even rent $1,533

Max offer price $160,287

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-163	+0% $-219	+5% $-275	+10% $-332
Rent	-10% $-318	-5% $-269	+0% $-219	+5% $-170	+10% $-120
Rate	-1.0pp $-119	-0.5pp $-169	base $-219	+0.5pp $-271	+1.0pp $-323

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $199,000 Active 111 DOM
2. 2026-06-21
   days on market $199,000 Active 110 DOM
3. 2026-06-18
   days on market $199,000 Active 108 DOM
4. 2026-06-17
   days on market $199,000 Active 107 DOM
5. 2026-06-16
   days on market $199,000 Active 106 DOM
6. 2026-06-15
   days on market $199,000 Active 105 DOM
7. 2026-06-13
   days on market $199,000 Active 103 DOM
8. 2026-06-12
   days on market $199,000 Active 102 DOM
9. 2026-06-09
   days on market $199,000 Active 99 DOM
10. 2026-06-09
    price $199,000 Active 98 DOM
11. 2026-06-08
    days on market $200,900 Active 98 DOM
12. 2026-06-07
    days on market $200,900 Active 97 DOM
13. 2026-06-07
    days on market $200,900 Active 96 DOM
14. 2026-06-04
    days on market $200,900 Active 93 DOM
15. 2026-06-02
    days on market $200,900 Active 92 DOM
16. 2026-06-01
    days on market $200,900 Active 91 DOM
17. 2026-05-31
    days on market $200,900 Active 90 DOM
18. 2026-04-17
    price $200,900 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to 101 Fox Lane in South Greenfield -- a rare property offering space, flexibility, and peace of mind. The main home features approximately 2,880 square feet of living space, blending historic character with thoughtful updates and expansion over time. Inside, you'll find generous living areas, a large kitchen with abundant cabinetry, and flexible rooms ideal for a growing family, home office, or hobby space. The layout provides both charm and functionality. In addition to the main home, the oversized two-car shop includes approximately 745 square feet of finished living space above -- perfect for guests, extended family, a private office, or bonus recreation area. Situated on approximately 0.77 acres, the property also features a covered deck, privacy fencing, additional outbuildings, and an in-ground tornado shelter for added safety and security. With over 3,600 square feet of total usable space, versatile outbuildings, and storm protection -- this property delivers the space and practicality today's buyers are looking for.

19. 2026-03-02
    listed $208,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to 101 Fox Lane in South Greenfield -- a rare property offering space, flexibility, and peace of mind. The main home features approximately 2,880 square feet of living space, blending historic character with thoughtful updates and expansion over time. Inside, you'll find generous living areas, a large kitchen with abundant cabinetry, and flexible rooms ideal for a growing family, home office, or hobby space. The layout provides both charm and functionality. In addition to the main home, the oversized two-car shop includes approximately 745 square feet of finished living space above -- perfect for guests, extended family, a private office, or bonus recreation area. Situated on approximately 0.77 acres, the property also features a covered deck, privacy fencing, additional outbuildings, and an in-ground tornado shelter for added safety and security. With over 3,600 square feet of total usable space, versatile outbuildings, and storm protection -- this property delivers the space and practicality today's buyers are looking for.

20. 2018-08-24
    soldstatus 831-char remark

    Show marketing remark (831 chars)

    A Little Slice Of The Country On The Edge Of Town! There is so much to love about this distinctive 3-4 Bedroom 1.5 Bath home with over 2350 sf, sitting on . 77 acres. So much character, inside & out. The home was built in 1940, around a small section of the original log cabin from 1880, with the wall from the cabin still exposed. Oversized 2 car garage & workshop with a finished bonus room. Large kitchen with lots of cabinets, central heat & air, 2 pellet stoves, 8 yr old roof & a storm shelter. Large covered deck & pool area is great for entertaining & relaxing. (Pool needs new liner). Adorable playhouse, outbuilding & a kennel. Located only minutes away from Stockton Lake & Hulston Mill, known for horseback riding, hiking, fishing, camping, sailing or skiing. A Must See!

21. 2018-05-07
    listed $125,000 831-char remark

    Show marketing remark (831 chars)

    A Little Slice Of The Country On The Edge Of Town! There is so much to love about this distinctive 3-4 Bedroom 1.5 Bath home with over 2350 sf, sitting on . 77 acres. So much character, inside & out. The home was built in 1940, around a small section of the original log cabin from 1880, with the wall from the cabin still exposed. Oversized 2 car garage & workshop with a finished bonus room. Large kitchen with lots of cabinets, central heat & air, 2 pellet stoves, 8 yr old roof & a storm shelter. Large covered deck & pool area is great for entertaining & relaxing. (Pool needs new liner). Adorable playhouse, outbuilding & a kennel. Located only minutes away from Stockton Lake & Hulston Mill, known for horseback riding, hiking, fishing, camping, sailing or skiing. A Must See!

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$916/yr (+$76/mo · 90.2%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,067
• − Mortgage interest: −$11,147
• − Property taxes: −$1,015
• − Insurance: −$995
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$5,789
• Taxable loss: −$6,290
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-1,120/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: Greenfield R-IV
• NCES district ID: 2913320
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $31,532
• Composite: 37.12/100
• National rank: #9032
• State rank: #283 of 535 in MO

Livability — South Greenfield

• Score: 52/100
• State rank: #865
• US rank: #25026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greenfield, MO
• Population (ZIP): 339

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Serbian 8% Slovak 5% Italian 4%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+60.7% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $200,900 SOMO
• 2026-03-02 Listed $208,000 SOMO
• 2018-08-24 Sold (MLS) — SOMO
• 2018-05-07 Listed $125,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $1,015 · +14.8% YoY. Source: county tax records.