N Lincoln St · Memphis, MO 63555

$165,000

3 bd · 2.0 ba · 2,171 sqft · Other

Built 1914

---

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).

• Appreciation +9.8/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Welcome to this charming 1914 brick home full of timeless character and thoughtful updates. Situated on a spacious . 33-acre lot in a desirable neighborhood, this home offers the perfect blend of historic craftsmanship and modern improvements. Featuring 3 bedrooms, 2 full bathrooms, and a versatile flex room ideal for a playroom, office, or potential fourth bedroom, there & acirc; & euro; & trade; s room to grow and adapt to your needs. The beautifully preserved original unpainted oak trim showcases the home & acirc; & euro; & trade; s classic craftsmanship and warmth & acirc; & euro; & rdquo; details you simply don & acirc; & euro; & trade;

Key facts

• Built 1914

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.1% below list).
• Recommended offer: $124k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#58 in MO, #4,152 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Scotland County R-I (rural): math 37% / reading 45% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (9.6% local appreciation)).
• Scotland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,504 (25.1% 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 1914 — 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.63×
• Total profit: $75,331
• Equity at exit: $144,318

10-year hold

• IRR: 18.7%
• Equity multiple: 5.96×
• Total profit: $229,102
• Equity at exit: $306,734

Cash invested: $46,200 (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 63555

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-165

Break-even live

Break-even rent $1,443

Max offer price $141,183

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-09
   remarks 651-char remark
2. 2026-06-09
   listed $165,000 Under Contract

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

Taxation est. · year 1

• Rental income: $14,820
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,800
• Taxable loss: −$4,893
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $-801/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: Scotland County R-I
• NCES district ID: 2920700
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $40,661
• Composite: 34.4/100
• National rank: #5206
• State rank: #140 of 324 in MO

Livability — Memphis

• Score: 75/100
• State rank: #58
• US rank: #4152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, MO
• Population (ZIP): 3,193

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 4,692 people
• By 2030: 4,549 · -3.0%
• By 2040: 4,323 · -7.9%
• By 2050: 4,089 · -12.9%
• By 2075: 3,387 · -27.8%
• By 2100: 2,479 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Scotland

• 2024 margin: Solid R (+61.5) · D 18.7% · R 80.1% · Other 1.2%
• 2008→2024 swing: -39.7pp toward R · 2008: -21.7pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.1 2016: R+58.9 2012: R+31.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.64%
• Current HPI: 193.476
• 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

• 2026-06-09 Listed $165,000 FSBO.com