305 Cypress St · Charleston, MO 63834

$49,900

4 bd · 3.0 ba · 1,556 sqft · Other public records · 6 Days on market

Built 1892 0.36 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This Victorian-era home is waiting for the right person to bring it back to life. Many of its original architectural details remain intact, offering a rare opportunity to restore a property with craftsmanship and features that are difficult to find today. From the original tile fireplace and ornate wood mantel to the impressive staircase, extensive original woodwork, built-ins, window bench seating, French doors, pocket doors, and unique two-story enclosed rear porches, the home still reflects much of the charm and design that made it special generations ago. The property does require substantial renovation. An extended period of roof-related water intrusion at the rear of the home has resu

Key facts

• Ornate wood mantel
• Impressive staircase
• Built-ins

Tags

• ORIGINAL ARCHITECTURAL DETAILS
• ORIGINAL TILE FIREPLACE
• ORNATE WOOD MANTEL
• IMPRESSIVE STAIRCASE
• EXTENSIVE ORIGINAL WOODWORK
• BUILT-INS

Property features AI

Finance

• Other: Ownership type: Bank
• Financial info: Lease not considered; Second mortgage not indicated

Exterior

• Parking: Attached carport with space for 2 cars; Off-street parking; Gravel surfaces
• Utilities: Public water; Public sewer; Electric service (other); Cable available; Natural gas available; Phone available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Two levels; Owned by bank; Fixer condition
• Construction: Frame construction with wood siding; Asphalt roof; Brick/mortar and combination foundation; Built area above grade (public records); Has a full, unfinished concrete walk-up basement
• Exterior features: Enclosed and screened front and rear porches; Private yard with an uncovered courtyard; Level city lot with some trees; Asphalt road frontage

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms located on the upper level
• Flooring: Hardwood flooring
• Bathrooms: Three full bathrooms (main and upper levels)
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Bookcases; Built-in features; Coffered ceilings; Crown molding; High ceilings; Bay windows with wood frames
• Laundry & utility: Laundry available in multiple locations

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 53/100 on livability (#842 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Charleston High (math 15% / reading 37%, grade F, #430 of 521 statewide, top 83%, 331 students, 97% FRL) — zoned schools average 97% FRL vs 78% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $3k appreciation (6.7% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.10% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.07%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 4.30×
• Total profit: $46,096
• Equity at exit: $33,440

10-year hold

• IRR: 47.0%
• Equity multiple: 9.01×
• Total profit: $111,934
• Equity at exit: $62,514

Cash invested: $13,972 (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 63834

• Home prices YoY: 5.3%
• Active inventory: 21
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $467

Break-even live

Break-even rent $457

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $495	-5% $481	+0% $467	+5% $452	+10% $438
Rent	-10% $384	-5% $425	+0% $467	+5% $508	+10% $549
Rate	-1.0pp $492	-0.5pp $479	base $467	+0.5pp $454	+1.0pp $440

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $49,900 Active 6 DOM
2. 2026-06-21
   days on market $49,900 Active 5 DOM
3. 2026-06-18
   days on market $49,900 Active 3 DOM
4. 2026-06-17
   days on market $49,900 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $49,900 Active 1 DOM

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,566
• − Mortgage interest: −$2,795
• − Property taxes: −$939
• − Insurance: −$250
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,452
• Taxable income: $5,121
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,370/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Charleston

• Score: 53/100
• State rank: #842
• US rank: #24671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, MO
• Population (ZIP): 5,218

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% White 45% Two or more races 6%
• Common ancestry: Iranian 1% Slovak 1% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.65%
• Current HPI: 131.78
• 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

1 event — show timeline

• 2026-06-15 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $939 · +3.6% YoY. Source: county tax records.