10140 County Road 6610 · South Fork, MO 65775

$89,000

2 bd · 1.0 ba · 1,008 sqft · Other public records · 100 Days on market

Built 1986 2.40 ac lot $88/sqft · 65% below area ↓ 26% since listing

---

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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER - Will look at all reasonable offers! Development Potential - The perfect place to build or set up a home! This 2.4 Acres m/l has so much potential! Located 5 miles from West Plains city limits just off AB Highway. This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue for wood stove, well house and a circle drive. The house needs alot of work or the foundation repurposed - this property could be really nice and located in a great area. This fixer upper is an investment opportunity. Would make a great flip house or the has basics for a mini-farm. Being sold AS IS.

Key facts

• Big mature timber
• Well house
• 8x14 garage

Tags

• 2.4 ACRES
• BIG MATURE TIMBER
• SPACIOUS OPEN CONCEPT LIVING
• 8X14 GARAGE
• 7X12 WORKSHOP
• WELL HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#955 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• West Plains R-VII (rural): math 36% / reading 46% proficiency, ranked #152 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $253,307
• List price: $89,000
• Delta: -64.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-864
• Equity at exit: $13,270

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $16,607
• Equity at exit: $7,695

Cash invested: $24,920 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 315
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $213

Break-even live

Break-even rent $676

Max offer price $89,000

Occupancy floor 72%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $89,000 Active 100 DOM
2. 2026-06-17
   days on market $89,000 Active 99 DOM
3. 2026-06-16
   days on market $89,000 Active 98 DOM
4. 2026-06-15
   days on market $89,000 Active 97 DOM
5. 2026-06-13
   days on market $89,000 Active 95 DOM
6. 2026-06-12
   days on market $89,000 Active 94 DOM
7. 2026-06-09
   days on market $89,000 Active 91 DOM
8. 2026-06-08
   days on market $89,000 Active 90 DOM
9. 2026-06-07
   days on market $89,000 Active 89 DOM
10. 2026-06-07
    days on market $89,000 Active 88 DOM
11. 2026-06-04
    days on market $89,000 Active 85 DOM
12. 2026-06-02
    days on market $89,000 Active 84 DOM
13. 2026-06-01
    days on market $89,000 Active 83 DOM
14. 2026-05-31
    days on market $89,000 Active 82 DOM
15. 2026-05-02
    price $89,000 766-char remark

    Show marketing remark (766 chars)

    MOTIVATED SELLER - Will look at all reasonable offers! Development Potential - The perfect place to build or set up a home! This 2.4 Acres m/l has so much potential! Located 5 miles from West Plains city limits just off AB Highway. This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue for wood stove, well house and a circle drive. The house needs alot of work or the foundation repurposed - this property could be really nice and located in a great area. This fixer upper is an investment opportunity. Would make a great flip house or the has basics for a mini-farm. Being sold AS IS.

16. 2026-05-01
    price $89,000 705-char remark

    Show marketing remark (705 chars)

    MOTIVATED SELLER! This 2.4 Acres m/l has so much potential! The perfect place to build or set up a home! Located 5 miles from West Plains city limits just off AB Highway. This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue for wood stove, well house and a circle drive. The house needs alot of work or the foundation repurposed - this property could be really nice and located in a great area. This fixer upper is an investment opportunity. Would make a great flip house or the has basics for a mini-farm. Being sold AS IS.

17. 2026-03-16
    listed $99,900 Active 766-char remark

    Show marketing remark (766 chars)

    MOTIVATED SELLER - Will look at all reasonable offers! Development Potential - The perfect place to build or set up a home! This 2.4 Acres m/l has so much potential! Located 5 miles from West Plains city limits just off AB Highway. This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue for wood stove, well house and a circle drive. The house needs alot of work or the foundation repurposed - this property could be really nice and located in a great area. This fixer upper is an investment opportunity. Would make a great flip house or the has basics for a mini-farm. Being sold AS IS.

18. 2026-03-10
    listed $99,900 Active 705-char remark

    Show marketing remark (705 chars)

    MOTIVATED SELLER! This 2.4 Acres m/l has so much potential! The perfect place to build or set up a home! Located 5 miles from West Plains city limits just off AB Highway. This property features a private wooded setting, BIG mature timber, the cabin is a 2 bedroom, 1 bath that is in disrepair, an 8x14 garage with concrete floor and electric, a 7x12 workshop with concrete floor, electric & flue for wood stove, well house and a circle drive. The house needs alot of work or the foundation repurposed - this property could be really nice and located in a great area. This fixer upper is an investment opportunity. Would make a great flip house or the has basics for a mini-farm. Being sold AS IS.

19. 2024-09-10
    status Pending
20. 2024-09-04
    listed $99,900 Active
21. 2024-08-26
    historical
22. 2024-08-06
    price $89,000
23. 2024-08-06
    price $89,000
24. 2024-08-06
    price $89,000
25. 2024-04-19
    price $99,900
26. 2024-04-19
    price $99,900
27. 2024-04-19
    price $99,900
28. 2024-02-28
    status Active
29. 2024-02-23
    status Pending
30. 2024-02-16
    listed $119,900 Active
31. 2024-02-14
    listed $119,900 Active
32. 2024-02-14
    listed $119,900 Active
33. 1974-07-09
    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: $361 · $30/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$503/yr (+$42/mo · 139.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥106°F today · 17 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: $11,351
• − Mortgage interest: −$4,985
• − Property taxes: −$361
• − Insurance: −$445
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,589
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,284/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: West Plains R-VII
• NCES district ID: 2931680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $32,206
• Composite: 33.59/100
• National rank: #5419
• State rank: #152 of 324 in MO

Livability — South Fork

• Score: 46/100
• State rank: #955
• US rank: #26479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

-25.8% since first listed

19 events — show timeline

• 2026-05-02 Price Changed $89,000 SOMO
• 2026-05-01 Price Changed $89,000 SOMO
• 2026-03-16 Listed $99,900 SOMO
• 2026-03-10 Listed $99,900 SOMO
• 2024-09-10 Pending — SOMO
• 2024-09-04 Listed $99,900 SOMO
• 2024-08-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-06 Price Changed $89,000 MHMLS
• 2024-08-06 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2024-08-06 Price Changed $89,000 SOMO
• 2024-04-19 Price Changed $99,900 MHMLS
• 2024-04-19 Price Changed $99,900 SOMO
• 2024-04-19 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2024-02-28 Relisted — SOMO
• 2024-02-23 Pending — SOMO
• 2024-02-16 Listed $119,900 MARIS as Distributed by MLS Grid
• 2024-02-14 Listed $119,900 SOMO
• 2024-02-14 Listed $119,900 MHMLS
• 1974-07-09 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $361 · +9.6% YoY. Source: county tax records.