25210 State Highway 25 · Frisbee, MO 63852

$42,500

2 bd · 1.0 ba · 1,534 sqft · Other public records · 295 Days on market

Built 1965 0.50 ac lot ↓ 47% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

Key facts

• 0.5 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Holcomb R-III (rural): math 23% / reading 37% proficiency, ranked #274 of 324 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($294 loan paydown + $2k appreciation (3.9% local appreciation)).
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($37k) 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 $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.43% ✓
• Cap rate: 21.38%
• Cash-on-cash: 53.90%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 4.47×
• Total profit: $41,318
• Equity at exit: $21,393

10-year hold

• IRR: 58.7%
• Equity multiple: 9.14×
• Total profit: $96,846
• Equity at exit: $34,866

Cash invested: $11,900 (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 63852

• Home prices YoY: 5.1%
• Active inventory: 5
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $535

Break-even live

Break-even rent $357

Max offer price $42,500

Occupancy floor 43%

Sensitivity live

Price	-10% $559	-5% $547	+0% $535	+5% $522	+10% $510
Rent	-10% $453	-5% $494	+0% $535	+5% $575	+10% $616
Rate	-1.0pp $556	-0.5pp $545	base $535	+0.5pp $523	+1.0pp $512

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $42,500 Active 295 DOM
2. 2026-06-18
   days on market $42,500 Active 293 DOM
3. 2026-06-17
   days on market $42,500 Active 292 DOM
4. 2026-06-16
   days on market $42,500 Active 291 DOM
5. 2026-06-15
   days on market $42,500 Active 290 DOM
6. 2026-06-13
   days on market $42,500 Active 288 DOM
7. 2026-06-12
   pricedays on market $42,500 Active 287 DOM
8. 2026-06-09
   days on market $44,900 Active 284 DOM
9. 2026-06-08
   days on market $44,900 Active 283 DOM
10. 2026-06-07
    days on market $44,900 Active 282 DOM
11. 2026-06-07
    days on market $44,900 Active 281 DOM
12. 2026-06-04
    days on market $44,900 Active 278 DOM
13. 2026-06-02
    days on market $44,900 Active 277 DOM
14. 2026-06-01
    days on market $44,900 Active 276 DOM
15. 2026-05-31
    days on market $44,900 Active 275 DOM
16. 2026-05-06
    price $44,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

17. 2026-03-20
    price $49,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

18. 2026-02-13
    price $55,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

19. 2026-01-08
    price $59,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

20. 2025-12-15
    price $64,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

21. 2025-11-03
    price $69,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

22. 2025-10-03
    price $74,900 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

23. 2025-08-29
    listed $84,900 Active 96-char remark

    Show marketing remark (96 chars)

    2 bedroom 1 bath house located Holcomb with family room and living room located on State Hwy 25.

24. 1997-01-20
    soldstatus
25. 1986-10-27
    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: $501 · $42/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,407
• − Mortgage interest: −$2,381
• − Property taxes: −$501
• − Insurance: −$212
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,236
• Taxable income: $6,092
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $4,952/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: Holcomb R-III
• NCES district ID: 2914460
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $36,928
• Composite: 24.9/100
• National rank: #7578
• State rank: #274 of 324 in MO

Livability — Frisbee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Frisbee, MO
• Population (ZIP): 1,261

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Chinese 1%

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: ▲ 3.94%
• Current HPI: 80.9873
• 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

-47.1% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2026-02-13 Price Changed $55,900 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2025-12-15 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2025-11-03 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-10-03 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2025-08-29 Listed $84,900 MARIS as Distributed by MLS Grid
• 1997-01-20 Sold (Public Records) — Public Records
• 1986-10-27 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $501 · +1.0% YoY. Source: county tax records.