10308 E Business 60 · Mountain Grove, MO 65711

$52,500

2 bd · 1.0 ba · 1,224 sqft · Other public records · 39 Days on market

Built 1930 0.33 ac lot $43/sqft · 55% below area Est $80k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Fixer-Upper with Investment PotentialLocated on East Business 60 on the edge of Mountain Grove, this property offers a great opportunity for investors, first-time buyers, or anyone looking for a fixer-upper in a convenient location. Situated on approximately 0.33 acres, the property features a large backyard, private well and septic, and easy access to town while still offering extra space and flexibility. With no restrictions and strong rental income potential, this property opens the door to a variety of possibilities. Whether you're looking for an investment property, a renovation project, or a place to make your own, the location and potential make this one worth a look. Great

Key facts

• No restrictions
• Private well
• Large backyard

Tags

• LARGE BACKYARD
• PRIVATE WELL
• SEPTIC
• NO RESTRICTIONS
• RENTAL OR INVESTMENT POTENTIAL

Property features AI

Exterior

• Utilities: Private water; Septic tank
• Home design: Single-family residence; One level
• Exterior features: Asphalt road frontage; Highway frontage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Ceiling fan(s); Window unit(s) for cooling
• Interior features: Ceiling fan(s); Window air conditioning units; Propane heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.9% in Mountain Grove — 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 66/100 on livability (#251 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Mountain Grove R-III (town): math 48% / reading 49% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Grove Elem. (math 50% / reading 53%, grade C-, #268 of 1,115 statewide, top 24%, 688 students, 58% FRL); Mountain Grove Middle (math 47% / reading 48%, grade C-, #88 of 391 statewide, top 24%, 476 students, 60% FRL); Mountain Grove High (math 47% / reading 47%, grade D-, #155 of 521 statewide, top 32%, 444 students, 54% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $363 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1930 — 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. 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: 1.96% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (median comp): $80,349
• List price: $52,500
• Delta: -32.17%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.5%
• Equity multiple: 2.51×
• Total profit: $22,126
• Equity at exit: $7,828

10-year hold

• IRR: 42.3%
• Equity multiple: 4.99×
• Total profit: $58,703
• Equity at exit: $4,539

Cash invested: $14,700 (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 65711

• Home prices YoY: -14.7%
• Active inventory: 131
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $481

Break-even live

Break-even rent $420

Max offer price $52,500

Occupancy floor 48%

Sensitivity live

Price	-10% $511	-5% $496	+0% $481	+5% $466	+10% $451
Rent	-10% $400	-5% $440	+0% $481	+5% $522	+10% $562
Rate	-1.0pp $507	-0.5pp $494	base $481	+0.5pp $467	+1.0pp $454

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $52,500 Active 39 DOM
2. 2026-06-18
   days on market $52,500 Active 37 DOM
3. 2026-06-17
   days on market $52,500 Active 36 DOM
4. 2026-06-17
   price $52,500 Active 35 DOM
5. 2026-06-16
   days on market $54,500 Active 35 DOM
6. 2026-06-15
   days on market $54,500 Active 34 DOM
7. 2026-06-13
   days on market $54,500 Active 32 DOM
8. 2026-06-12
   days on market $54,500 Active 31 DOM
9. 2026-06-09
   days on market $54,500 Active 28 DOM
10. 2026-06-08
    days on market $54,500 Active 27 DOM
11. 2026-06-07
    days on market $54,500 Active 26 DOM
12. 2026-06-05
    days on market $54,500 Active 24 DOM
13. 2026-06-04
    days on market $54,500 Active 22 DOM
14. 2026-06-02
    days on market $54,500 Active 21 DOM
15. 2026-06-01
    days on market $54,500 Active 20 DOM
16. 2026-05-31
    days on market $54,500 Active 19 DOM
17. 2026-05-12
    listed $54,500 Active 876-char remark
18. 2025-12-30
    listed $189,000 Active
19. 2025-01-23
    price $185,000
20. 2024-11-28
    listed $199,500 Active
21. 2024-08-07
    price $199,500
22. 2024-07-17
    price $219,500
23. 2024-06-19
    price $220,000
24. 2024-06-01
    price $225,000

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $509 · $42/mo
• Expected delta: +$94/yr (+$8/mo · 22.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $12,347
• − Mortgage interest: −$2,941
• − Property taxes: −$416
• − Insurance: −$262
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,527
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,518/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: Mountain Grove R-III
• NCES district ID: 2921510
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $30,918
• Composite: 39.72/100
• National rank: #3899
• State rank: #73 of 324 in MO

Livability — Mountain Grove

• Score: 66/100
• State rank: #251
• US rank: #12218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,690

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.74%
• Current HPI: 218.8559
• 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

-76.7% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $52,500 SOMO
• 2026-05-12 Listed $54,500 SOMO
• 2025-12-30 Listed $189,000 SOMO
• 2025-01-23 Price Changed $185,000 SOMO
• 2024-11-28 Listed $199,500 SOMO
• 2024-08-07 Price Changed $199,500 SOMO
• 2024-07-17 Price Changed $219,500 SOMO
• 2024-06-19 Price Changed $220,000 SOMO
• 2024-06-01 Price Changed $225,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $416 · -0.9% YoY. Source: county tax records.