108 Main St · Gainesville, MO 65655

$35,000

4 bd · 1.0 ba · 1,247 sqft · SingleFamily · 228 Days on market

Built 1935 8,276 sqft lot ↓ 46% since listing

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on a charming section of Main Street, this captivating 4-bedroom rock home, built in 1935, offers a unique blend of historic character and modern potential. The exterior showcases stunning stonework, a testament to craftsmanship of a bygone era, while the spacious front porch invites you to sit back and enjoy the surrounding neighborhood. With its prime location on Main Street and its nostalgic charm, this rock home is an incredible opportunity for anyone looking to invest in a property with a rich history and endless possibilities for renovation. Embrace the chance to restore this gem and create a modern masterpiece while honoring its original character.

Key facts

• Historic character
• Spacious front porch
• Stunning stonework

Tags

• HISTORIC CHARACTER
• STUNNING STONEWORK
• SPACIOUS FRONT PORCH
• PRIME LOCATION
• RICH HISTORY

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Two stories; Residential property type
• Construction: Metal roof
• Exterior features: Front porch; Wood fencing; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No central heating listed; Window air conditioning units
• Interior features: Finished above-grade living area (1,247); Partial, unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 3.1% in Gainesville — 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 52/100 on livability (#856 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Gainesville R-V (rural): math 45% / reading 50% proficiency, ranked #85 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gainesville Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 303 students, 76% FRL); Gainesville High (math 52% / reading 52%, grade D+, #92 of 521 statewide, top 20%, 314 students, 74% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (5.7% local appreciation)).
• Ozark County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.01% ✓
• Cap rate: 26.50%
• Cash-on-cash: 72.18%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $99,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Main St	0.00mi	4/1.0	1,247 (0%)	1mo	$35,000	$28	99
37 County Road 101	0.63mi	3/1.0 (-1)	1,231 (-1%)	24mo	$99,000	$80	44
79 Cr 101	0.65mi	3/2.0 (-1)	1,092 (-12%)	8mo	$172,000	$158	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.1%
• Equity multiple: 5.80×
• Total profit: $47,068
• Equity at exit: $21,366

10-year hold

• IRR: 76.6%
• Equity multiple: 12.15×
• Total profit: $109,251
• Equity at exit: $38,208

Cash invested: $9,800 (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 65655

• Home prices YoY: 2.9%
• Active inventory: 61
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $590

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $614	-5% $602	+0% $590	+5% $577	+10% $565
Rent	-10% $506	-5% $548	+0% $590	+5% $631	+10% $673
Rate	-1.0pp $607	-0.5pp $598	base $590	+0.5pp $580	+1.0pp $571

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   price $35,000
3. 2026-01-07
   price $45,000
4. 2025-09-15
   listed $65,000 Active

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

Taxation est. · year 1

• Rental income: $12,629
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,018
• Taxable income: $6,929
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $5,411/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: Gainesville R-V
• NCES district ID: 2912600
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $31,957
• Composite: 38.97/100
• National rank: #4078
• State rank: #85 of 324 in MO

Livability — Gainesville

• Score: 52/100
• State rank: #856
• US rank: #24933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, MO
• City population: 2,313
• Population (ZIP): 2,313

Population outlook (Ozark County) Hauer SSP2

• Today (2025): 8,561 people
• By 2030: 8,040 · -6.1%
• By 2040: 7,069 · -17.4%
• By 2050: 6,310 · -26.3%
• By 2075: 5,095 · -40.5%
• By 2100: 4,112 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Ozark

• 2024 margin: Solid R (+70.0) · D 14.6% · R 84.6%
• 2008→2024 swing: -43.2pp toward R · 2008: -26.8pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.1 2016: R+64.8 2012: R+40.9 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.71%
• Current HPI: 200.776
• 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

-46.2% since first listed

4 events — show timeline

• 2026-05-01 Pending — SOMO
• 2026-04-14 Price Changed $35,000 SOMO
• 2026-01-07 Price Changed $45,000 SOMO
• 2025-09-15 Listed $65,000 SOMO