608 N Terrace Ln · Stockton, MO 65785

$170,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 223 Days on market

Built 1972 0.28 ac lot $121/sqft · 6% below area Est $181k · 6% under ↓ 11% since listing

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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 +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

Key facts

• Quiet cul-de-sac
• Near stockton lake
• Large storage shed

Tags

• NEAR STOCKTON LAKE
• QUIET CUL-DE-SAC
• PRIVACY FENCED BACK YARD
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (41.2% below list).
• Recommended offer: $100k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Stockton — 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 61/100 on livability (#456 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Stockton R-I (rural): math 45% / reading 50% proficiency, ranked #77 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stockton Elem. (math 57% / reading 57%, grade C+, #159 of 1,115 statewide, top 16%, 359 students, 49% FRL); Stockton Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 277 students, 42% FRL); Stockton High (math 47% / reading 52%, grade D, #124 of 521 statewide, top 28%, 285 students, 39% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $100,000 (41.2% 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 223 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 14.2

CMA / ARV

• ARV (median comp): $181,471
• List price: $170,000
• Delta: -6.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N First St	0.13mi	2/2.0 (-1)	1,368 (-3%)	1mo	$225,000	$164	82
105 W Craig St	0.17mi	3/1.5	1,488 (+6%)	11mo	$235,000	$158	73
117 W Craig St	0.11mi	3/2.0	1,284 (-8%)	20mo	$169,900	$132	61
316 W Craig St	0.08mi	3/1.0	1,564 (+11%)	24mo	$179,900	$115	56
108 E Jackson St	0.58mi	3/2.0	1,361 (-3%)	16mo	$100,000	$73	52
111 E Locust St	0.60mi	3/2.0	1,584 (+13%)	8mo	$210,000	$133	42
14375 W Craig St	0.43mi	2/2.0 (-1)	1,273 (-9%)	22mo	$214,900	$169	39
210 Spring St	0.39mi	3/2.0	1,200 (-14%)	24mo	$119,900	$100	36
505 South St	0.72mi	3/1.0	1,258 (-10%)	13mo	$125,000	$99	36
405 S College St	0.64mi	2/1.0 (-1)	1,290 (-8%)	18mo	$115,000	$89	35
117 Jackson St	0.53mi	2/2.0 (-1)	1,230 (-12%)	21mo	$149,900	$122	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $78,680
• Equity at exit: $153,149

10-year hold

• IRR: 18.6%
• Equity multiple: 6.09×
• Total profit: $242,390
• Equity at exit: $330,273

Cash invested: $47,600 (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 65785

• Home prices YoY: 6.0%
• Active inventory: 129
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-217

Break-even live

Break-even rent $1,275

Max offer price $131,671

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-169	+0% $-217	+5% $-265	+10% $-313
Rent	-10% $-296	-5% $-256	+0% $-217	+5% $-177	+10% $-138
Rate	-1.0pp $-131	-0.5pp $-174	base $-217	+0.5pp $-261	+1.0pp $-306

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 North St Stockton, MO	3.0	2.0	950	$1,000	$1.05	25d	1	0.21mi

Listing history 15 events

1. 2026-06-04
   statusdays on market $170,000 Pending 223 DOM
2. 2026-06-02
   days on market $170,000 Active 222 DOM
3. 2026-06-01
   days on market $170,000 Active 221 DOM
4. 2026-05-31
   days on market $170,000 Active 220 DOM
5. 2026-05-04
   price $174,500 757-char remark

   Show marketing remark (757 chars)

   CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

6. 2026-04-21
   price $179,900 757-char remark

   Show marketing remark (757 chars)

   CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

7. 2026-03-27
   price $184,500 757-char remark

   Show marketing remark (757 chars)

   CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

8. 2026-03-02
   price $195,000 757-char remark

   Show marketing remark (757 chars)

   CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

9. 2026-01-09
   price $203,500 757-char remark

   Show marketing remark (757 chars)

   CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

10. 2025-10-23
    listed $209,900 Active 757-char remark

    Show marketing remark (757 chars)

    CHARMING HOME NEAR STOCKTON LAKE! This well maintained home is ready for its next chapter. Maybe 1st time home buyers, family home, or how about a weekend getaway to the Stockton Lake area? This 3 bedroom, 1 1/2 bath home sits on a quiet cul-de-sac and offers comfortable living inside & out. The spacious living room provides plenty of natural light, and the kitchen-dining combination makes for easy family meals or entertaining. Step outside to enjoy the nice deck overlooking the privacy fenced back yard - perfect of relaxing or hosting cookouts. A large storage shed adds extra space for tools & toys, and the 1 car attached garage offers convenient parking and additional storage. Great location close to Stockton Lake recreation areas.

11. 2023-07-12
    soldstatus Closed 530-char remark

    Show marketing remark (530 chars)

    Fully Updated and Fully Renovated! This house features 3 Beds 1.5 Bath and 1,404 sq foot of living space. This 1972 Ranch Built home is Perfect for the first time home buyer, a Lake Retreat or Investment opportunity. 2023 updates include new HVAC, new roof, new siding, new windows, new flooring, freshly painted walls and ceilings, new appliances and Much, Much More! The home sits on a Beautiful lot with mature trees and landscaping and is located in a quiet cul-de-sac. Comes equipped with 1-car garage and 10x12 Storage shed.

12. 2023-07-12
    soldstatus

    Show marketing remark (530 chars)

    Fully Updated and Fully Renovated! This house features 3 Beds 1.5 Bath and 1,404 sq foot of living space. This 1972 Ranch Built home is Perfect for the first time home buyer, a Lake Retreat or Investment opportunity. 2023 updates include new HVAC, new roof, new siding, new windows, new flooring, freshly painted walls and ceilings, new appliances and Much, Much More! The home sits on a Beautiful lot with mature trees and landscaping and is located in a quiet cul-de-sac. Comes equipped with 1-car garage and 10x12 Storage shed.

13. 2023-06-13
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Fully Updated and Fully Renovated! This house features 3 Beds 1.5 Bath and 1,404 sq foot of living space. This 1972 Ranch Built home is Perfect for the first time home buyer, a Lake Retreat or Investment opportunity. 2023 updates include new HVAC, new roof, new siding, new windows, new flooring, freshly painted walls and ceilings, new appliances and Much, Much More! The home sits on a Beautiful lot with mature trees and landscaping and is located in a quiet cul-de-sac. Comes equipped with 1-car garage and 10x12 Storage shed.

14. 2023-06-01
    listed $195,000 Active 530-char remark

    Show marketing remark (530 chars)

    Fully Updated and Fully Renovated! This house features 3 Beds 1.5 Bath and 1,404 sq foot of living space. This 1972 Ranch Built home is Perfect for the first time home buyer, a Lake Retreat or Investment opportunity. 2023 updates include new HVAC, new roof, new siding, new windows, new flooring, freshly painted walls and ceilings, new appliances and Much, Much More! The home sits on a Beautiful lot with mature trees and landscaping and is located in a quiet cul-de-sac. Comes equipped with 1-car garage and 10x12 Storage shed.

15. 2013-03-11
    soldstatus

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$1,113/yr (+$93/mo · 207.9%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 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: $12,000
• − Mortgage interest: −$9,523
• − Property taxes: −$536
• − Insurance: −$850
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$4,945
• Taxable loss: −$5,774
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $-1,218/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: Stockton R-I
• NCES district ID: 2929520
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $35,609
• Composite: 39.32/100
• National rank: #3989
• State rank: #77 of 324 in MO

Livability — Stockton

• Score: 61/100
• State rank: #456
• US rank: #18379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, MO
• Population (ZIP): 5,538

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.72%
• Current HPI: 293.8984
• 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

-10.5% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $174,500 SOMO
• 2026-04-21 Price Changed $179,900 SOMO
• 2026-03-27 Price Changed $184,500 SOMO
• 2026-03-02 Price Changed $195,000 SOMO
• 2026-01-09 Price Changed $203,500 SOMO
• 2025-10-23 Listed $209,900 SOMO
• 2023-07-12 Sold (Public Records) — Public Records
• 2023-07-12 Sold (MLS) — SOMO
• 2023-06-13 Pending — SOMO
• 2023-06-01 Listed $195,000 SOMO
• 2013-03-11 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $536 · +7.4% YoY. Source: county tax records.