7313 Private Road 1830 · West Plains, MO 65775

$179,900

4 bd · 3.0 ba · 982 sqft · Other public records · 17 Days on market

Built 1999 1.23 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This would make a great home for a large family. Needs some tlc. 4-bedroom, 3-bath. Has two master suites. 2 living rooms. Had an addition put on after the home was built in 1999. With an addition put on in 2008. A new roof was also put on in 2008. (Central AC doesn't work. Storage shed stays. We have a bid for the whole inside of the home to be painted. We can add it to the purchase price and put in escrow for the new buyer.

Key facts

• 1.23 acre lot
• Built 1999
• Listed 16 days

Property features AI

Finance

• Financial info: Tax annual amount available (financial details excluded per instructions)

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Water: other; Sewer: septic tank
• Home design: Single family residence; One-level; Residential property
• Construction: Composition roof; Slab foundation; Built area above grade: 2,200
• Exterior features: Covered patio/porch; Few trees; Level site; Gravel road access; Private maintained road; Private and county road frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Water softener (owned); Electric water heater
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Ceiling fan(s); Window unit(s)
• Interior features: Entrance foyer; Walk-in closet(s); Therapeutic whirlpool
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (40.8% below list).
• Recommended offer: $107k (40.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, amenities D.
• Richards R-V (rural): math 37% / reading 39% proficiency, ranked #187 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richards Elem. (math 37% / reading 39%, grade F, #604 of 1,115 statewide, top 54%, 372 students, 63% FRL).
• Market conditions: 320 active listings in the ZIP; 53 units permitted in Howell 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.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,528 (40.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.59% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 14.1

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: -26.5%
• Equity multiple: 0.11×
• Total profit: $-44,956
• Equity at exit: $26,824

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-59,718
• Equity at exit: $15,554

Cash invested: $50,372 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 320
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-247

Break-even live

Break-even rent $1,378

Max offer price $136,283

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-196	+0% $-247	+5% $-298	+10% $-349
Rent	-10% $-331	-5% $-289	+0% $-247	+5% $-205	+10% $-163
Rate	-1.0pp $-156	-0.5pp $-201	base $-247	+0.5pp $-294	+1.0pp $-341

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $179,900 Active 17 DOM
2. 2026-06-21
   days on market $179,900 Active 16 DOM
3. 2026-06-21
   days on market $179,900 Active 15 DOM
4. 2026-06-18
   days on market $179,900 Active 13 DOM
5. 2026-06-17
   days on market $179,900 Active 12 DOM
6. 2026-06-16
   days on market $179,900 Active 11 DOM
7. 2026-06-15
   days on market $179,900 Active 10 DOM
8. 2026-06-13
   days on market $179,900 Active 8 DOM
9. 2026-06-12
   days on market $179,900 Active 7 DOM
10. 2026-06-09
    days on market $179,900 Active 4 DOM
11. 2026-06-08
    days on market $179,900 Active 3 DOM
12. 2026-06-07
    days on marketlisting id $179,900 Active 2 DOM
13. 2026-06-05
    days on market $179,900 Active 5 DOM
14. 2026-06-04
    days on market $179,900 Active 3 DOM
15. 2026-06-02
    days on market $179,900 Active 2 DOM
16. 2026-06-01
    remarks 429-char remark
17. 2026-06-01
    listed $179,900 Active 1 DOM

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$904/yr (+$75/mo · 107.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 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: $12,783
• − Mortgage interest: −$10,077
• − Property taxes: −$841
• − Insurance: −$900
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$5,233
• Taxable loss: −$6,313
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-1,448/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: Richards R-V
• NCES district ID: 2926370
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $36,052
• Composite: 31.5/100
• National rank: #5972
• State rank: #187 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

3 events — show timeline

• 2026-06-01 Listed $179,900 SOMO
• 2007-11-02 Sold (Public Records) — Public Records
• 2002-05-21 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $841 · +11.6% YoY. Source: county tax records.