716 N Terrace Ln · Stockton, MO 65785

$110,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 27 Days on market

Built 1976 0.25 ac lot Est $131k · 16% 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 +19.5/30.0
• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This split-level home is nestled in a great location within the Stockton city limits. It's only a 5-minute drive to the highly desirable clean waters of Stockton Lake. This home is ready for its next chapter. A little work will go a long way in transforming this property into something special. Investors this could be a great flip for you. Think renovation, resale, or long-term investment. Cash or Conventional loans only.

Key facts

• 0.25 acre lot
• Built 1976
• Listed 26 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Asphalt roof
• Exterior features: Chain link fencing; Property has a view; Public-maintained city street access

Interior

• Kitchen: Cooktop (electric); Built-in electric oven; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wood heating; Radiant ceiling heating; Window air conditioning units
• Interior features: Fireplace (other type); Walk-out, unfinished full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (9.1% below list).
• Recommended offer: $100k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 106 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 $12k of equity ($761 loan paydown + $11k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 (9.1% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 N Terrace Ln	0.03mi	3/1.5	1,120 (+3%)	11mo	$177,000	$158	83
610 N North Terrace Ln	0.09mi	3/1.5	1,092 (0%)	20mo	$184,900	$169	77
802 N Ward	0.11mi	2/1.0 (-1)	1,125 (+3%)	14mo	$135,000	$120	73
607 N Ward St	0.12mi	3/1.0	1,056 (-3%)	21mo	$140,000	$133	72
201 W Craig St	0.19mi	3/2.0	1,092 (0%)	22mo	$149,500	$137	69
407 N Ward St	0.34mi	3/1.0	1,080 (-1%)	21mo	$125,000	$116	65
202 W Davis St	0.53mi	3/2.0	1,152 (+6%)	14mo	$82,500	$72	50
112 S High St	0.61mi	2/1.0 (-1)	1,170 (+7%)	16mo	$74,900	$64	42
210 Spring St	0.48mi	3/2.0	1,200 (+10%)	24mo	$119,900	$100	38
202 E Locust St	0.74mi	2/1.0 (-1)	1,168 (+7%)	19mo	$139,900	$120	33
117 Jackson St	0.62mi	2/2.0 (-1)	1,230 (+13%)	21mo	$149,900	$122	23

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $67,756
• Equity at exit: $99,097

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $193,241
• Equity at exit: $213,706

Cash invested: $30,800 (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: 106
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $124

Break-even live

Break-even rent $843

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• 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	23d	1	0.29mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 27 DOM
2. 2026-06-17
   days on market $110,000 Active 26 DOM
3. 2026-06-16
   days on market $110,000 Active 25 DOM
4. 2026-06-15
   days on market $110,000 Active 24 DOM
5. 2026-06-13
   days on market $110,000 Active 22 DOM
6. 2026-06-12
   days on market $110,000 Active 21 DOM
7. 2026-06-09
   days on market $110,000 Active 18 DOM
8. 2026-06-08
   days on market $110,000 Active 17 DOM
9. 2026-06-07
   days on market $110,000 Active 16 DOM
10. 2026-06-07
    days on market $110,000 Active 15 DOM
11. 2026-06-04
    days on market $110,000 Active 12 DOM
12. 2026-06-02
    days on market $110,000 Active 11 DOM
13. 2026-06-01
    days on market $110,000 Active 10 DOM
14. 2026-05-31
    days on market $110,000 Active 9 DOM
15. 2026-05-21
    listed $110,000 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: $521 · $43/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$546/yr (+$45/mo · 104.7%)

ⓘ 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 4/10 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: −$6,162
• − Property taxes: −$521
• − Insurance: −$550
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,200
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $1,571/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

1 event — show timeline

• 2026-05-21 Listed $110,000 SOMO

Property tax history

+1.9%/yr

Latest (2025): $521 · +7.4% YoY. Source: county tax records.