525 West St · Leadwood, MO 63653

$54,000

2 bd · 1.0 ba · 842 sqft · Other public records · 50 Days on market

Built 1900 $64/sqft · 43% below area Est $95k · 43% under ↓ 10% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special in Leadwood! Opportunity knocks at 525 West St & mdash; a 2-bedroom, 1-bath ranch-style home offering 842 sq ft on a generous 0.26-acre lot. Built in 1900, this property is priced to move and ready for your vision. Ideal for fix-and-flip investors, landlords, or handy buyers looking to build equity. Features include one-level living, public water/sewer, spacious backyard, and convenient access to nearby Park Hills and Farmington. Sold as-is. Bring your tools and imagination & mdash; this diamond in the rough has serious upside potential. Cash or renovation financing preferred. Don & rsquo; t miss a chance to grab an affordable investment property under $50K!

Key facts

• Spacious backyard
• One-level living
• Convenient access

Tags

• ONE-LEVEL LIVING
• SPACIOUS BACKYARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $54k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#682 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• West St. Francois County R-IV (rural): math 35% / reading 44% proficiency, ranked #165 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($373 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.56% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.38%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $94,535
• List price: $54,000
• Delta: -42.88%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 4.34×
• Total profit: $50,568
• Equity at exit: $48,647

10-year hold

• IRR: 38.2%
• Equity multiple: 9.75×
• Total profit: $132,245
• Equity at exit: $104,910

Cash invested: $15,120 (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 63653

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $332

Break-even live

Break-even rent $423

Max offer price $54,000

Occupancy floor 56%

Sensitivity live

Price	-10% $363	-5% $348	+0% $332	+5% $317	+10% $302
Rent	-10% $266	-5% $299	+0% $332	+5% $366	+10% $399
Rate	-1.0pp $360	-0.5pp $346	base $332	+0.5pp $318	+1.0pp $304

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $54,000 Active 50 DOM
2. 2026-06-18
   days on market $54,000 Active 48 DOM
3. 2026-06-17
   days on market $54,000 Active 47 DOM
4. 2026-06-16
   days on market $54,000 Active 46 DOM
5. 2026-06-15
   days on market $54,000 Active 45 DOM
6. 2026-06-13
   days on market $54,000 Active 43 DOM
7. 2026-06-12
   days on market $54,000 Active 42 DOM
8. 2026-06-09
   days on market $54,000 Active 39 DOM
9. 2026-06-08
   days on market $54,000 Active 38 DOM
10. 2026-06-07
    days on market $54,000 Active 37 DOM
11. 2026-06-05
    days on market $54,000 Active 35 DOM
12. 2026-06-04
    days on market $54,000 Active 33 DOM
13. 2026-06-02
    days on market $54,000 Active 32 DOM
14. 2026-06-01
    days on market $54,000 Active 31 DOM
15. 2026-05-31
    days on market $54,000 Active 30 DOM
16. 2026-04-27
    listed $54,000 Active 676-char remark
17. 2026-02-03
    price $39,500
18. 2026-02-03
    price $40,000
19. 2026-01-20
    price $39,500
20. 2026-01-20
    price $40,000
21. 2025-12-22
    price $39,500
22. 2025-12-22
    price $40,000
23. 2025-12-11
    price $39,500
24. 2025-12-11
    price $40,000
25. 2025-12-09
    price $39,500
26. 2025-12-09
    price $40,000
27. 2025-12-07
    price $39,500
28. 2025-12-07
    price $40,000
29. 2025-11-25
    status Active
30. 2025-11-25
    price $39,500
31. 2025-11-15
    price $39,497
32. 2025-11-05
    listed $39,900 Active
33. 2025-11-05
    historical
34. 2023-07-21
    historical
35. 2023-06-29
    price $49,000
36. 2023-06-16
    listed $60,000 Active
37. 2022-12-16
    soldstatus

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$187/yr (+$16/mo · 55.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,119
• − Mortgage interest: −$3,025
• − Property taxes: −$337
• − Insurance: −$270
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,571
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,197/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: West St. Francois County R-IV
• NCES district ID: 2918240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $39,483
• Composite: 33.04/100
• National rank: #5573
• State rank: #165 of 324 in MO

Livability — Leadwood

• Score: 56/100
• State rank: #682
• US rank: #22497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leadwood, MO
• City population: 1,418
• Population (ZIP): 1,418

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.23%
• Current HPI: 266.9019
• 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

-10.0% since first listed

22 events — show timeline

• 2026-04-27 Listed $54,000 Fizber.com
• 2026-02-03 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2026-02-03 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-01-20 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2026-01-20 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-12-22 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2025-12-22 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-12-11 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2025-12-11 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-12-07 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2025-12-07 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-25 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2025-11-15 Price Changed $39,497 MARIS as Distributed by MLS Grid
• 2025-11-05 Listed $39,900 MARIS as Distributed by MLS Grid
• 2025-11-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-07-21 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-29 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2023-06-16 Listed $60,000 MARIS as Distributed by MLS Grid
• 2022-12-16 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $337 · +11.0% YoY. Source: county tax records.