306 N First St · Steelville, MO 65565

$95,000

4 bd · 2.0 ba · 1,570 sqft · Other public records · 35 Days on market

Built 1850 0.55 ac lot $61/sqft · 46% below area Est $177k · 46% under ↓ 30% since listing

---

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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Appreciation +5.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Historic 1850-built 2+ story home offering a rare opportunity to restore true 19th-century character. This 4 bed, 2 bath home with 1,570 sq ft is full of original charm, including some original wood flooring, two fireplaces, and classic architectural details that showcase its craftsmanship. The home also features central HVAC, wood siding, and a large covered porch perfect for bringing back its timeless curb appeal. Outside, the property includes an oversized detached garage and a setting that complements the home’s historic presence. While the property requires a full rehabilitation, it presents an excellent chance for investors or restoration enthusiasts to revive a piece of history

Key facts

• Central hvac
• Large covered porch
• Wood siding

Tags

• ORIGINAL WOOD FLOORING
• TWO FIREPLACES
• CENTRAL HVAC
• WOOD SIDING
• LARGE COVERED PORCH
• OVERSIZED DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; Residential property; Three or more levels; Above-grade finished area reported as 1,570
• Construction: Wood siding
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Two wood-burning fireplaces; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 1.8% in Steelville — 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 64/100 on livability (#320 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Steelville R-III (rural): math 31% / reading 41% proficiency, ranked #217 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Steelville Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 369 students, 54% FRL); Steelville High (math 32% / reading 67%, grade D, #124 of 521 statewide, top 28%, 291 students, 49% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 50 active listings in the ZIP; 23 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($657 loan paydown + $664 appreciation (0.7% local appreciation)).
• Crawford County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1850 — 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. 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?
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: 1.14% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $176,761
• List price: $95,000
• Delta: -23.68%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.54×
• Total profit: $14,462
• Equity at exit: $30,953

10-year hold

• IRR: 15.0%
• Equity multiple: 2.76×
• Total profit: $46,876
• Equity at exit: $40,013

Cash invested: $26,600 (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 65565

• Home prices YoY: 0.3%
• Active inventory: 50
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $221

Break-even live

Break-even rent $804

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 35 DOM
2. 2026-06-18
   days on market $95,000 Active 34 DOM
3. 2026-06-17
   price $95,000 Active 33 DOM
4. 2026-06-17
   days on market $134,900 Active 33 DOM
5. 2026-06-16
   days on market $134,900 Active 32 DOM
6. 2026-06-15
   days on market $134,900 Active 31 DOM
7. 2026-06-14
   days on market $134,900 Active 29 DOM
8. 2026-06-12
   days on market $134,900 Active 28 DOM
9. 2026-06-09
   days on market $134,900 Active 25 DOM
10. 2026-06-08
    days on market $134,900 Active 24 DOM
11. 2026-06-07
    days on market $134,900 Active 23 DOM
12. 2026-06-05
    days on market $134,900 Active 20 DOM
13. 2026-06-03
    days on market $134,900 Active 19 DOM
14. 2026-06-02
    days on market $134,900 Active 18 DOM
15. 2026-06-01
    days on market $134,900 Active 17 DOM
16. 2026-05-31
    days on market $134,900 Active 16 DOM
17. 2026-05-30
    days on market $134,900 Active 15 DOM
18. 2026-05-15
    listed $134,900 Active 927-char remark

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,004
• − Mortgage interest: −$5,321
• − Property taxes: −$1,169
• − Insurance: −$475
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,764
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,365/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: Steelville R-III
• NCES district ID: 2929430
• Math proficiency: 31% ▲ 2.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $34,116
• Composite: 29.63/100
• National rank: #6471
• State rank: #217 of 324 in MO

Livability — Steelville

• Score: 64/100
• State rank: #320
• US rank: #14621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steelville, MO
• Population (ZIP): 4,685

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 24,107 people
• By 2030: 23,619 · -2.0%
• By 2040: 22,404 · -7.1%
• By 2050: 21,042 · -12.7%
• By 2075: 18,239 · -24.3%
• By 2100: 15,147 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+62.2) · D 18.5% · R 80.7%
• 2008→2024 swing: -41.4pp toward R · 2008: -20.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+59.5 2012: R+36.4 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 226.2856
• 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

-29.6% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $134,900 MARIS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $1,169 · +0.2% YoY. Source: county tax records.