153 E Blow St · Granby, MO 64844

$75,000

4 bd · 1.0 ba · 1,264 sqft · Other public records · 296 Days on market

Built 1920 $59/sqft · 35% below area ↓ 12% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Rehab's Dream. .. .4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

Key facts

• Covered front porch
• Attic access
• Study parlor

Tags

• OVERSIZED ATTACHED GARAGE
• COVERED FRONT PORCH
• ATTIC ACCESS
• STUDY PARLOR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#462 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• East Newton County R-VI (rural): math 30% / reading 35% proficiency, ranked #248 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby (math 26% / reading 32%, grade F, #842 of 1,115 statewide, top 76%, 587 students, 65% FRL); East Newton High (math 47% / reading 47%, grade D-, #155 of 521 statewide, top 32%, 431 students, 55% FRL).
• Market conditions: 41 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $231,400
• List price: $75,000
• Delta: -67.59%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,106
• Equity at exit: $11,183

10-year hold

• IRR: 21.1%
• Equity multiple: 2.78×
• Total profit: $37,428
• Equity at exit: $6,485

Cash invested: $21,000 (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 64844

• Home prices YoY: -5.1%
• Active inventory: 41
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $350

Break-even live

Break-even rent $599

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $392	-5% $371	+0% $350	+5% $328	+10% $307
Rent	-10% $267	-5% $309	+0% $350	+5% $391	+10% $432
Rate	-1.0pp $387	-0.5pp $369	base $350	+0.5pp $330	+1.0pp $310

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 296 DOM
2. 2026-06-21
   days on market $75,000 Active 295 DOM
3. 2026-06-18
   days on market $75,000 Active 293 DOM
4. 2026-06-17
   days on market $75,000 Active 292 DOM
5. 2026-06-16
   days on market $75,000 Active 291 DOM
6. 2026-06-15
   days on market $75,000 Active 290 DOM
7. 2026-06-13
   days on market $75,000 Active 288 DOM
8. 2026-06-12
   days on market $75,000 Active 287 DOM
9. 2026-06-09
   days on market $75,000 Active 284 DOM
10. 2026-06-08
    days on market $75,000 Active 283 DOM
11. 2026-06-07
    days on market $75,000 Active 282 DOM
12. 2026-06-07
    days on market $75,000 Active 281 DOM
13. 2026-06-04
    days on market $75,000 Active 278 DOM
14. 2026-06-02
    days on market $75,000 Active 277 DOM
15. 2026-06-01
    days on market $75,000 Active 276 DOM
16. 2026-05-31
    days on market $75,000 Active 275 DOM
17. 2026-03-10
    status Active 456-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

18. 2026-03-10
    status Active 457-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

19. 2026-01-29
    status Pending 457-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

20. 2026-01-25
    status Pending 456-char remark

    Show marketing remark (456 chars)

    A Rehab's Dream. .. .4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

21. 2025-12-23
    price $75,000 456-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

22. 2025-12-23
    price $75,000 457-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

23. 2025-09-01
    price $82,500 456-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

24. 2025-09-01
    price $82,500 457-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

25. 2025-07-20
    listed $85,000 Active 456-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

26. 2025-07-20
    listed $85,000 Active 457-char remark

    Show marketing remark (457 chars)

    A Rehab's Dream. .. . 4BD 1 BA 2 story Home in Granby on almost a half-acre lot. 1 car oversized attached garage, huge home that has had a lot of ''core'' updates. Remodel has been started but needs someone to come in complete into a huge, gorgeous home with stunning woodwork and features. Awesome opportunity! Other room is a study/parlor. Attic access through stairway on 2nd floor. Home has a covered front porch. Some floors do not have floor covering.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$144/yr (+$12/mo · 24.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°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: $12,499
• − Mortgage interest: −$4,201
• − Property taxes: −$584
• − Insurance: −$375
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,182
• Taxable income: $3,158
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $3,438/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 Newton County R-VI
• NCES district ID: 2930420
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $39,447
• Composite: 27.25/100
• National rank: #7011
• State rank: #248 of 324 in MO

Livability — Granby

• Score: 60/100
• State rank: #462
• US rank: #18519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, MO
• City population: 4,131
• Population (ZIP): 4,131

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 2% Iranian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.38%
• Current HPI: 213.4988
• 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

-11.8% since first listed

10 events — show timeline

• 2026-03-10 Relisted — SOMO
• 2026-03-10 Relisted — OGAR
• 2026-01-29 Pending — OGAR
• 2026-01-25 Pending — SOMO
• 2025-12-23 Price Changed $75,000 SOMO
• 2025-12-23 Price Changed $75,000 OGAR
• 2025-09-01 Price Changed $82,500 SOMO
• 2025-09-01 Price Changed $82,500 OGAR
• 2025-07-20 Listed $85,000 SOMO
• 2025-07-20 Listed $85,000 OGAR

Property tax history

+2.4%/yr

Latest (2025): $584 · +4.4% YoY. Source: county tax records.