2108 North Hvn · Kennett, MO 63857

$115,000

3 bd · 1.0 ba · 1,389 sqft · SingleFamily · 93 Days on market

Built 1969 Fair condition $83/sqft · 48% above area Est $78k · 48% over ↓ 8% since listing

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom home located in the North Haven subdivision! This brick home is over 1,300 square feet with several updates! Come check it out!

Key facts

• 2 parking spots
• Built 1969
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, crime F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $77,762
• List price: $115,000
• Delta: 47.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Lester St	0.07mi	3/2.0	1,510 (+9%)	2mo	$155,000	$103	76
309 Maple St	0.43mi	3/1.5	1,382 (-0%)	5mo	$110,000	$80	73
804 W Clipper St	0.28mi	3/1.0	1,282 (-8%)	17mo	$80,000	$62	60
503 N Vandeventer St	0.54mi	2/2.0 (-1)	1,363 (-2%)	4mo	$69,500	$51	59
210 Holt St	0.38mi	3/1.0	1,199 (-14%)	2mo	$119,000	$99	58
1416 N Linden Cir	0.58mi	3/1.0	1,443 (+4%)	10mo	$115,000	$80	58
300 E Linden Cir	0.63mi	3/1.0	1,323 (-5%)	6mo	$112,000	$85	58
300 Butler Dr	0.65mi	3/2.0	1,360 (-2%)	13mo	$129,900	$96	51
309 Wiggs St	0.31mi	3/2.0	1,220 (-12%)	14mo	$125,000	$102	49
506 N Everett St	0.49mi	3/2.0	1,228 (-12%)	6mo	$110,000	$90	49
206 Holt St	0.41mi	3/2.0	1,586 (+14%)	10mo	$65,000	$41	44
301 W Clipper St	0.61mi	3/2.0	1,568 (+13%)	8mo	$145,000	$92	40

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,011
• Equity at exit: $17,147

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $277
• Equity at exit: $9,943

Cash invested: $32,200 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $119

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $159	+0% $119	+5% $80	+10% $40
Rent	-10% $28	-5% $74	+0% $119	+5% $165	+10% $211
Rate	-1.0pp $177	-0.5pp $149	base $119	+0.5pp $90	+1.0pp $59

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 93 DOM
2. 2026-06-21
   days on market $115,000 Active 92 DOM
3. 2026-06-18
   days on market $115,000 Active 90 DOM
4. 2026-06-17
   days on market $115,000 Active 89 DOM
5. 2026-06-16
   days on market $115,000 Active 88 DOM
6. 2026-06-15
   days on market $115,000 Active 87 DOM
7. 2026-06-13
   days on market $115,000 Active 85 DOM
8. 2026-06-12
   days on market $115,000 Active 84 DOM
9. 2026-06-09
   days on market $115,000 Active 81 DOM
10. 2026-06-08
    days on market $115,000 Active 80 DOM
11. 2026-06-07
    days on market $115,000 Active 79 DOM
12. 2026-06-05
    days on market $115,000 Active 77 DOM
13. 2026-06-04
    days on market $115,000 Active 75 DOM
14. 2026-06-02
    days on market $115,000 Active 74 DOM
15. 2026-06-01
    days on market $115,000 Active 73 DOM
16. 2026-05-31
    days on market $115,000 Active 72 DOM
17. 2026-04-28
    price $115,000 137-char remark

    Show marketing remark (137 chars)

    3-bedroom home located in the North Haven subdivision! This brick home is over 1,300 square feet with several updates! Come check it out!

18. 2026-03-20
    listed $125,000 Active 137-char remark

    Show marketing remark (137 chars)

    3-bedroom home located in the North Haven subdivision! This brick home is over 1,300 square feet with several updates! Come check it out!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,886
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,345
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,535/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom home in North Haven subdivision requires moderate repairs and maintenance, particularly to the exterior siding and interior paint, to improve its condition and value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance requires repainting or staining.
• Minor Kitchen cabinets — Light wear on cabinet hardware and doors.

Value-add opportunities

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics, increasing both resale and rental value.
• Both Reconditioning kitchen cabinets — Updates the kitchen and improves functionality, boosting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance requires repainting or staining.	Moderate	$3,000–15,000
Kitchen cabinets · Light wear on cabinet hardware and doors.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics, increasing both resale and rental value. ↑
• Both Reconditioning kitchen cabinets — Updates the kitchen and improves functionality, boosting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

-8.0% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $125,000 MARIS as Distributed by MLS Grid