624 Green St · Centralia, MO 65240

$139,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.28 ac lot $149/sqft · 19% below area Est $172k · 19% under

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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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering 936 sq ft of comfortable living space in the heart of Centralia. Built in 1955, this home features a functional layout with a cozy feel and plenty of potential to make it your own. The main level includes a spacious living area, two bedrooms, a full bath, and a practical kitchen setup. Situated on a manageable lot, this property is perfect for first-time buyers, downsizers, or investors. Conveniently located near local amenities, schools, and parks. Don't miss this opportunity. SOLD AS IS

Key facts

• Huge corner lot
• Garage
• Built 1955

Tags

• CRAWL SPACE FOUNDATION
• HUGE CORNER LOT

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water
• Home design: Residential townhouse (listed as single family residence subtype)
• Construction: Composition roof
• Exterior features: Paved road access

Interior

• Bedrooms: Total rooms: 1
• Flooring: Wood; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air electric heating
• Interior features: Wood, carpet, and vinyl flooring; Basement with sump pump and crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (37.5% below list).
• Recommended offer: $87k (37.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.8% in Centralia — 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 70/100 on livability (#127 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Centralia R-VI (town): math 43% / reading 48% proficiency, ranked #82 of 324 in MO (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centralia Intermediate (math 40% / reading 50%, grade D-, #410 of 1,115 statewide, top 37%, 305 students, 32% FRL); Centralia High (math 52% / reading 62%, grade C, #51 of 521 statewide, top 11%, 406 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Boone County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,389 (37.5% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.62% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 13.3

CMA / ARV

• ARV (median comp): $172,013
• List price: $139,900
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 S Rollins St	0.14mi	2/1.0	896 (-4%)	2mo	$35,000	$39	85
435 S Allen St	0.28mi	2/1.0	924 (-1%)	7mo	$160,000	$173	79
445 S Rollins St	0.28mi	2/1.0	896 (-4%)	1mo	$167,500	$187	79
238 S Denton St	0.44mi	2/1.0	936 (0%)	2mo	$205,000	$219	78
707 S Green St	0.06mi	3/1.0 (+1)	884 (-6%)	11mo	$160,000	$181	74
704 S Allen St	0.08mi	2/2.0	1,008 (+8%)	14mo	$200,000	$198	67
224 W Bruton St	0.37mi	3/1.0 (+1)	1,000 (+7%)	4mo	$130,000	$130	63
602 Rodemyre St	0.69mi	2/1.0	936 (0%)	10mo	$170,000	$182	59
112 S Columbia St	0.61mi	2/1.0	1,004 (+7%)	4mo	$45,000	$45	56
201 A W Singleton St	0.63mi	1/1.0 (-1)	1,000 (+7%)	9mo	$84,000	$84	47
506 W Singleton St	0.63mi	2/2.0	1,056 (+13%)	1mo	$199,500	$189	45
107 Margarita Ct	0.75mi	2/2.0	1,064 (+14%)	15mo	$205,499	$193	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-32,845
• Equity at exit: $20,860

10-year hold

• IRR: -20.4%
• Equity multiple: -0.07×
• Total profit: $-41,867
• Equity at exit: $12,096

Cash invested: $39,172 (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 65240

• Home prices YoY: -20.6%
• Active inventory: 71
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-159

Break-even live

Break-even rent $1,075

Max offer price $111,842

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-08
   status Pending 564-char remark

   Show marketing remark (534 chars)

   Charming 3-bedroom, 1-bath home offering 936 sq ft of comfortable living space in the heart of Centralia. Built in 1955, this home features a functional layout with a cozy feel and plenty of potential to make it your own. The main level includes a spacious living area, two bedrooms, a full bath, and a practical kitchen setup. Situated on a manageable lot, this property is perfect for first-time buyers, downsizers, or investors. Conveniently located near local amenities, schools, and parks. Don't miss this opportunity. SOLD AS IS

2. 2026-05-08
   status Pending 534-char remark

   Show marketing remark (534 chars)

   Charming 3-bedroom, 1-bath home offering 936 sq ft of comfortable living space in the heart of Centralia. Built in 1955, this home features a functional layout with a cozy feel and plenty of potential to make it your own. The main level includes a spacious living area, two bedrooms, a full bath, and a practical kitchen setup. Situated on a manageable lot, this property is perfect for first-time buyers, downsizers, or investors. Conveniently located near local amenities, schools, and parks. Don't miss this opportunity. SOLD AS IS

3. 2026-05-04
   listed $139,900 Active 564-char remark

   Show marketing remark (534 chars)

   Charming 3-bedroom, 1-bath home offering 936 sq ft of comfortable living space in the heart of Centralia. Built in 1955, this home features a functional layout with a cozy feel and plenty of potential to make it your own. The main level includes a spacious living area, two bedrooms, a full bath, and a practical kitchen setup. Situated on a manageable lot, this property is perfect for first-time buyers, downsizers, or investors. Conveniently located near local amenities, schools, and parks. Don't miss this opportunity. SOLD AS IS

4. 2026-05-04
   listed $139,900 Active 534-char remark

   Show marketing remark (534 chars)

   Charming 3-bedroom, 1-bath home offering 936 sq ft of comfortable living space in the heart of Centralia. Built in 1955, this home features a functional layout with a cozy feel and plenty of potential to make it your own. The main level includes a spacious living area, two bedrooms, a full bath, and a practical kitchen setup. Situated on a manageable lot, this property is perfect for first-time buyers, downsizers, or investors. Conveniently located near local amenities, schools, and parks. Don't miss this opportunity. SOLD AS IS

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$670/yr (+$56/mo · 97.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,487
• − Mortgage interest: −$7,837
• − Property taxes: −$687
• − Insurance: −$700
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$4,070
• Taxable loss: −$4,484
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-830/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: Centralia R-VI
• NCES district ID: 2908400
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $50,465
• Composite: 39.08/100
• National rank: #4048
• State rank: #82 of 324 in MO

Livability — Centralia

• Score: 70/100
• State rank: #127
• US rank: #7477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, MO
• City population: 8,740
• Population (ZIP): 8,740

Population outlook (Boone County) Hauer SSP2

• Today (2025): 202,891 people
• By 2030: 217,799 · +7.3%
• By 2040: 246,789 · +21.6%
• By 2050: 276,116 · +36.1%
• By 2075: 348,426 · +71.7%
• By 2100: 400,856 · +97.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Boone

• 2024 margin: Lean D (+9.8) · D 53.9% · R 44.1% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 12.0pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+12.5 2016: D+5.9 2012: D+3.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.18%
• Current HPI: 251.817
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-27 Sold (MLS) — RCBR
• 2026-05-27 Sold (MLS) — CBORMLS
• 2026-05-08 Pending — CBORMLS
• 2026-05-08 Pending — RCBR
• 2026-05-04 Listed $139,900 RCBR
• 2026-05-04 Listed $139,900 CBORMLS

Property tax history

+3.2%/yr

Latest (2025): $687 · +14.2% YoY. Source: county tax records.