106 US 136 Hwy E · Rock Port, MO 64482

$109,900

2 bd · 1.0 ba · 647 sqft · Other public records · 14 Days on market

Built 1920 5,994 sqft lot $170/sqft · 106% above area Est $107k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +6.1/15.0
• Appreciation +5.9/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Charming and updated 2-bedroom, 1-bath home offering comfort, functionality, and recent improvements throughout! This property features beautiful natural wood floors paired with durable vinyl plank flooring, giving it a warm yet low-maintenance appeal. Major updates include a newer central electric air system (2022), new gutters (2024), and updated windows for improved efficiency. The kitchen comes fully equipped with a refrigerator, stove, and dishwasher—all new in 2024 and included with the home. A recently installed egress window has officially converted this into a true 2-bedroom home, adding both value and additional usable space. Outside, you’ll find a detached garage and

Key facts

• Natural wood floors
• Updated windows
• New gutters

Tags

• NATURAL WOOD FLOORS
• VINYL PLANK FLOORING
• CENTRAL ELECTRIC AIR SYSTEM
• NEW GUTTERS
• UPDATED WINDOWS
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• Financial info: $665 annual tax (provided for reference)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Fiber available
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Composition roof; Construction materials: Other; Age: approximately 76–100 years
• Exterior features: Property located inside city limits; Lot approximately 5,994 square feet

Interior

• Bedrooms: Two bedrooms — one on the first floor and one in the basement
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (on the first floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Formal dining area; Finished basement with inside entrance and egress window(s); Electric fireplace
• Laundry & utility: Laundry room located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (25.5% below list).
• Recommended offer: $82k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#100 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Rock Port R-II (rural): math 60% / reading 70% proficiency, ranked #23 of 535 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rock Port Elem. (math 72% / reading 57%, grade B, #70 of 1,115 statewide, top 8%, 197 students, 33% FRL); Rock Port High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 158 students, 27% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (1.8% local appreciation)).
• Atchison County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,836 (25.5% 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 1920 — 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: 0.74% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $106,627
• List price: $109,900
• Delta: 3.07%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.14×
• Total profit: $4,333
• Equity at exit: $42,085

10-year hold

• IRR: 6.6%
• Equity multiple: 1.88×
• Total profit: $27,174
• Equity at exit: $59,649

Cash invested: $30,772 (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 64482

• Home prices YoY: 1.2%
• Active inventory: 8
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-31

Break-even live

Break-even rent $858

Max offer price $104,414

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $0	+0% $-31	+5% $-62	+10% $-93
Rent	-10% $-96	-5% $-63	+0% $-31	+5% $1	+10% $34
Rate	-1.0pp $24	-0.5pp $-3	base $-31	+0.5pp $-60	+1.0pp $-89

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $109,900 Pending 14 DOM
2. 2026-06-16
   days on market $109,900 Active 14 DOM
3. 2026-06-15
   days on market $109,900 Active 13 DOM
4. 2026-06-13
   days on market $109,900 Active 11 DOM
5. 2026-06-12
   days on market $109,900 Active 10 DOM
6. 2026-06-09
   days on market $109,900 Active 7 DOM
7. 2026-06-08
   days on market $109,900 Active 6 DOM
8. 2026-06-07
   days on market $109,900 Active 5 DOM
9. 2026-06-05
   days on market $109,900 Active 3 DOM
10. 2026-06-03
    days on marketlisting id $109,900 Active 1 DOM
11. 2026-05-31
    days on market $109,900 Active 24 DOM
12. 2026-05-15
    status Active 930-char remark
13. 2026-04-18
    status Pending 930-char remark
14. 2026-04-10
    listed $109,900 Active 930-char remark
15. 2022-07-14
    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: $665 · $55/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$401/yr (+$33/mo · 60.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,820
• − Mortgage interest: −$6,156
• − Property taxes: −$665
• − Insurance: −$550
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$3,197
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $184/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: Rock Port R-II
• NCES district ID: 2926790
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $44,082
• Composite: 56.04/100
• National rank: #2554
• State rank: #23 of 535 in MO

Livability — Rock Port

• Score: 71/100
• State rank: #100
• US rank: #6745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Port, MO
• Population (ZIP): 1,971

Population outlook (Atchison County) Hauer SSP2

• Today (2025): 4,684 people
• By 2030: 4,353 · -7.1%
• By 2040: 3,768 · -19.6%
• By 2050: 3,299 · -29.6%
• By 2075: 2,495 · -46.7%
• By 2100: 1,835 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Atchison

• 2024 margin: Solid R (+59.8) · D 19.5% · R 79.3% · Other 1.2%
• 2008→2024 swing: -28.4pp toward R · 2008: -31.4pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+58.1 2016: R+55.8 2012: R+42.3 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 146.1019
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-02 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2022-07-14 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $665 · +14.7% YoY. Source: county tax records.