1263 Fir St · Granby, MO 64844

$89,900

3 bd · 2.0 ba · 1,920 sqft · SingleFamily · 7 Days on market

Built 1998 0.70 ac lot

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Why this score? — see what drove the C 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3 BD 2 BA Doublewide with in-ground pool on large lot in Granby! This home features spacious bedrooms, a large master bath with jetted garden tub, fireplace in living room, an open kitchen/dining area, new flooring, fresh paint throughout and new steel skirting. All this on a large lot with an in-ground pool with pool-house/storage shed and detached garage with chain link fencing for the backyard. This is a must-see!

Key facts

• Large lot
• Gunite pool
• 0.7 acre lot

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LARGE LOT
• GUNITE POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 60/100 on livability (#462 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• East Newton County R-VI (rural): math 30% / reading 35% proficiency, ranked #248 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby (math 26% / reading 32%, grade F, #842 of 1,115 statewide, top 76%, 587 students, 65% FRL).
• Market conditions: 41 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,070
• Equity at exit: $13,404

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $12,175
• Equity at exit: $7,773

Cash invested: $25,172 (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 64844

• Home prices YoY: -5.1%
• Active inventory: 41
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $180

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 77%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-09-27
   status Pending
2. 2025-09-18
   listed $89,900 Active
3. 2019-06-20
   soldstatus 430-char remark

   Show marketing remark (415 chars)

   Remodeled 3 BD 2 BA Doublewide with in-ground pool on large lot in Granby! This home features spacious bedrooms, a large master bath with jetted garden tub, fireplace in living room, an open kitchen/dining area, new flooring, fresh paint throughout, and new steel skirting. All this on a large lot with an in-ground pool w/ poolhouse and detached garage with chain link fencing for the backyard. This is a must-see!

4. 2019-06-20
   soldstatus 415-char remark

   Show marketing remark (415 chars)

   Remodeled 3 BD 2 BA Doublewide with in-ground pool on large lot in Granby! This home features spacious bedrooms, a large master bath with jetted garden tub, fireplace in living room, an open kitchen/dining area, new flooring, fresh paint throughout, and new steel skirting. All this on a large lot with an in-ground pool w/ poolhouse and detached garage with chain link fencing for the backyard. This is a must-see!

5. 2018-12-09
   listed $74,900 415-char remark

   Show marketing remark (430 chars)

   Remodeled 3 BD 2 BA Doublewide with in-ground pool on large lot in Granby! This home features spacious bedrooms, a large master bath with jetted garden tub, fireplace in living room, an open kitchen/dining area, new flooring, fresh paint throughout and new steel skirting. All this on a large lot with an in-ground pool with pool-house/storage shed and detached garage with chain link fencing for the backyard. This is a must-see!

6. 2018-12-09
   listed $74,900 430-char remark

   Show marketing remark (430 chars)

   Remodeled 3 BD 2 BA Doublewide with in-ground pool on large lot in Granby! This home features spacious bedrooms, a large master bath with jetted garden tub, fireplace in living room, an open kitchen/dining area, new flooring, fresh paint throughout and new steel skirting. All this on a large lot with an in-ground pool with pool-house/storage shed and detached garage with chain link fencing for the backyard. This is a must-see!

7. 2018-08-28
   soldstatus
8. 2018-07-24
   listed $35,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,176
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,615
• Taxable income: $779
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,977/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: East Newton County R-VI
• NCES district ID: 2930420
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $39,447
• Composite: 27.25/100
• National rank: #7011
• State rank: #248 of 324 in MO

Livability — Granby

• Score: 60/100
• State rank: #462
• US rank: #18519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, MO
• City population: 4,131
• Population (ZIP): 4,131

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 2% Iranian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.38%
• Current HPI: 213.4988
• 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

+153.2% since first listed

8 events — show timeline

• 2025-09-27 Pending — OGAR
• 2025-09-18 Listed $89,900 OGAR
• 2019-06-20 Sold (MLS) — SOMO
• 2019-06-20 Sold (MLS) — OGAR
• 2018-12-09 Listed $74,900 SOMO
• 2018-12-09 Listed $74,900 OGAR
• 2018-08-28 Sold (MLS) — OGAR
• 2018-07-24 Listed $35,500 OGAR