325 S Main St · Milan, MO 63556

$60,000

2 bd · 1.0 ba · 696 sqft · SingleFamily · 12 Days on market

Built 1963 3,920 sqft lot

---

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 +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This little charming 2 bedroom 1 bath home has all you need for a single person, an elderly couple or someone just looking to downsize! It would also make a great rental property! Don't delay call the listing agent today at 660-342-6490

Key facts

• 3,920 sq ft lot
• Built 1963
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Masonite exterior
• Exterior features: Metal roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window unit cooling
• Interior features: Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($805 rent vs $60k).

Location & tenants

• Location reads 64/100 on livability (#305 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Milan C-2 (rural): math 29% / reading 37% proficiency, ranked #245 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.2% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.50×
• Total profit: $25,196
• Equity at exit: $27,657

10-year hold

• IRR: 26.7%
• Equity multiple: 4.84×
• Total profit: $64,579
• Equity at exit: $43,157

Cash invested: $16,800 (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 63556

• Home prices YoY: 2.9%
• Active inventory: 48
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $272

Break-even live

Break-even rent $460

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   listed $60,000 Active
3. 2019-09-24
   soldstatus 236-char remark

   Show marketing remark (236 chars)

   This little charming 2 bedroom 1 bath home has all you need for a single person, an elderly couple or someone just looking to downsize! It would also make a great rental property! Don't delay call the listing agent today at 660-342-6490

4. 2019-08-20
   listed $34,700 236-char remark

   Show marketing remark (236 chars)

   This little charming 2 bedroom 1 bath home has all you need for a single person, an elderly couple or someone just looking to downsize! It would also make a great rental property! Don't delay call the listing agent today at 660-342-6490

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$293/yr (+$24/mo · 101.4%)

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

Taxation est. · year 1

• Rental income: $9,663
• − Mortgage interest: −$3,361
• − Property taxes: −$289
• − Insurance: −$300
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$1,745
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,688/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: Milan C-2
• NCES district ID: 2920940
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 37% ▲ 5.00%
• Median HH income: $38,588
• Composite: 27.57/100
• National rank: #6941
• State rank: #245 of 324 in MO

Livability — Milan

• Score: 64/100
• State rank: #305
• US rank: #13979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milan, MO
• Population (ZIP): 3,279

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,360 · -5.6%
• By 2040: 4,773 · -16.0%
• By 2050: 4,303 · -24.2%
• By 2075: 3,645 · -35.8%
• By 2100: 3,225 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 10% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 74% English-only · Spanish 23% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -50.9pp toward R · 2008: -15.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+60.5 2016: R+54.7 2012: R+27.1 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 114.3731
• 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

+72.9% since first listed

4 events — show timeline

• 2026-04-29 Pending — NECAR
• 2026-04-17 Listed $60,000 NECAR
• 2019-09-24 Sold (MLS) — NECAR
• 2019-08-20 Listed $34,700 NECAR

Property tax history

+2.3%/yr

Latest (2025): $289 · -1.4% YoY. Source: county tax records.