2 Garden Ln · Monroe City, MO 63456

$139,000

3 bd · 1.0 ba · 1,200 sqft · Other · 30 Days on market

Built 1950 1.00 ac lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Located in Monroe City, this 3-bedroom, 1-bath home offers plenty of potential on a spacious double corner lot. The home features approximately 1,200 square feet of living space with a comfortable layout, making it a great option for a starter home, rental property, or someone looking to downsize. Outside, you’ll find a one-car garage along with the added space and flexibility that comes with a large corner lot. The oversized yard provides room for gardening, outdoor activities, or future improvements. Conveniently located near local schools, parks, and downtown, this property offers small-town living with room to make it your own.

Key facts

• One car garage
• Double corner lot
• Oversized yard

Tags

• DOUBLE CORNER LOT
• ONE CAR GARAGE
• OVERSIZED YARD
• LOCAL SCHOOLS
• NEAR PARKS
• NEAR DOWNTOWN

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity (220 volts); Natural gas connected; Electricity connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: 1 acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms, all on the main level; Bedroom sizes include 13x12 and 12x10
• Bathrooms: 1 full bathroom on the main level (7x7)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room (main); Dining room (main); 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.7% below list).
• Recommended offer: $101k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Monroe City — 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 64/100 on livability (#303 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Monroe City R-I (rural): math 47% / reading 50% proficiency, ranked #58 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monroe City Elem. (math 57% / reading 47%, grade C-, #231 of 1,115 statewide, top 24%, 316 students, 57% FRL); Monroe City Middle (math 42% / reading 52%, grade D+, #95 of 391 statewide, top 25%, 191 students, 51% FRL); Monroe City R-I High (math 42% / reading 47%, grade F, #179 of 521 statewide, top 39%, 257 students, 37% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 2 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($961 loan paydown + $5k appreciation (3.8% local appreciation)).
• Monroe County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,564 (27.7% 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 1950 — 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. 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: 0.72% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.49×
• Total profit: $18,907
• Equity at exit: $69,178

10-year hold

• IRR: 10.3%
• Equity multiple: 2.68×
• Total profit: $65,474
• Equity at exit: $112,125

Cash invested: $38,920 (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 63456

• Home prices YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-64

Break-even live

Break-even rent $1,086

Max offer price $127,720

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-25	+0% $-64	+5% $-103	+10% $-143
Rent	-10% $-143	-5% $-104	+0% $-64	+5% $-24	+10% $16
Rate	-1.0pp $6	-0.5pp $-28	base $-64	+0.5pp $-100	+1.0pp $-137

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $139,000 Pending 30 DOM
2. 2026-06-17
   days on market $139,000 Active 30 DOM
3. 2026-06-16
   days on market $139,000 Active 29 DOM
4. 2026-06-15
   days on market $139,000 Active 28 DOM
5. 2026-06-13
   days on market $139,000 Active 26 DOM
6. 2026-06-12
   days on market $139,000 Active 25 DOM
7. 2026-06-09
   days on market $139,000 Active 22 DOM
8. 2026-06-08
   days on market $139,000 Active 21 DOM
9. 2026-06-07
   days on market $139,000 Active 20 DOM
10. 2026-06-07
    days on market $139,000 Active 19 DOM
11. 2026-06-04
    days on market $139,000 Active 16 DOM
12. 2026-06-02
    days on market $139,000 Active 15 DOM
13. 2026-06-01
    days on market $139,000 Active 14 DOM
14. 2026-05-31
    days on market $139,000 Active 13 DOM
15. 2026-05-18
    listed $139,000 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: $858 · $71/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$491/yr (+$41/mo · 57.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,068
• − Mortgage interest: −$7,786
• − Property taxes: −$858
• − Insurance: −$695
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$4,044
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $13/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: Monroe City R-I
• NCES district ID: 2921210
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 50% ▲ 4.00%
• Median HH income: $43,684
• Composite: 40.93/100
• National rank: #3610
• State rank: #58 of 324 in MO

Livability — Monroe City

• Score: 64/100
• State rank: #303
• US rank: #13875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe City, MO
• City population: 4,938
• Population (ZIP): 4,938

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 7,974 people
• By 2030: 7,588 · -4.8%
• By 2040: 6,815 · -14.5%
• By 2050: 6,089 · -23.6%
• By 2075: 4,812 · -39.7%
• By 2100: 3,737 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+59.9) · D 19.6% · R 79.4%
• 2008→2024 swing: -40.6pp toward R · 2008: -19.2pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+56.7 2016: R+55.6 2012: R+28.7 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 216.0874
• 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

• 2026-05-18 Listed $139,000 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $858 · +7.7% YoY. Source: county tax records.