303 Conyers St · East Prairie, MO 63845

$29,900

3 bd · 2.0 ba · 1,728 sqft · Other public records · 155 Days on market

Built 1983 0.36 ac lot

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 3 bed, 2 bath home on a large corner lot! This house is partially a manufactured home that has been added onto. This home is livable but is in need of some work being done to it. It sits on a total of 3 city lots, enclosed sunroom, has a 1 car garage and a concrete pad where a shop used to sit. If you are looking for a house to put your own touches and designs on or looking for some land to be able to build on this one might be for you!

Key facts

• Concrete pad
• Large corner lot
• Enclosed sunroom

Tags

• LARGE CORNER LOT
• ENCLOSED SUNROOM
• CONCRETE PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#708 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• East Prairie R-II (town): math 19% / reading 33% proficiency, ranked #287 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Mississippi 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 $897 of value loss. Plan a longer hold.
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 155 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.76% ✓
• Cap rate: 32.84%
• Cash-on-cash: 94.82%
• DSCR: 5.22
• GRM: 2.2

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: 95.7%
• Equity multiple: 5.46×
• Total profit: $37,320
• Equity at exit: $4,458

10-year hold

• IRR: 98.4%
• Equity multiple: 11.38×
• Total profit: $86,873
• Equity at exit: $2,585

Cash invested: $8,372 (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 63845

• Home prices YoY: -20.4%
• Active inventory: 21
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $662

Break-even live

Break-even rent $288

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $678	-5% $670	+0% $662	+5% $653	+10% $645
Rent	-10% $573	-5% $617	+0% $662	+5% $706	+10% $750
Rate	-1.0pp $677	-0.5pp $669	base $662	+0.5pp $654	+1.0pp $646

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $29,900 Active 155 DOM
2. 2026-06-18
   days on market $29,900 Active 153 DOM
3. 2026-06-17
   days on market $29,900 Active 152 DOM
4. 2026-06-16
   days on market $29,900 Active 151 DOM
5. 2026-06-15
   days on market $29,900 Active 150 DOM
6. 2026-06-13
   days on market $29,900 Active 148 DOM
7. 2026-06-12
   days on market $29,900 Active 147 DOM
8. 2026-06-09
   days on market $29,900 Active 144 DOM
9. 2026-06-08
   days on market $29,900 Active 143 DOM
10. 2026-06-07
    days on market $29,900 Active 142 DOM
11. 2026-06-07
    days on market $29,900 Active 141 DOM
12. 2026-06-04
    days on market $29,900 Active 138 DOM
13. 2026-06-02
    days on market $29,900 Active 137 DOM
14. 2026-06-01
    days on market $29,900 Active 136 DOM
15. 2026-05-31
    days on market $29,900 Active 135 DOM
16. 2026-01-16
    listed $29,900 Active 460-char remark

    Show marketing remark (460 chars)

    Take a look at this 3 bed, 2 bath home on a large corner lot! This house is partially a manufactured home that has been added onto. This home is livable but is in need of some work being done to it. It sits on a total of 3 city lots, enclosed sunroom, has a 1 car garage and a concrete pad where a shop used to sit. If you are looking for a house to put your own touches and designs on or looking for some land to be able to build on this one might be for you!

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,502
• − Mortgage interest: −$1,675
• − Property taxes: −$697
• − Insurance: −$150
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$870
• Taxable income: $7,951
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $6,031/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: East Prairie R-II
• NCES district ID: 2911220
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $32,370
• Composite: 21.15/100
• National rank: #8427
• State rank: #287 of 324 in MO

Livability — East Prairie

• Score: 56/100
• State rank: #708
• US rank: #22883

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: East Prairie, MO
• Population (ZIP): 5,378

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.12%
• Current HPI: 168.4612
• 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

• 2026-01-16 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $697 · +4.0% YoY. Source: county tax records.