1115 S Carolina St · Louisiana, MO 63353

$124,900

2 bd · 1.0 ba · 1,304 sqft · Other public records · 11 Days on market

Built 1915 6,838 sqft lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath home full of character and potential! Featuring a covered front porch, mature landscaping, and a inviting layout. This property offers the perfect canvas to make your own. Whether you're looking to add your personal touch or create your dream home, you'll appreciate the charm, potential, and possibilities this home has to offer.

Key facts

• Covered front porch
• Inviting layout
• Mature landscaping

Tags

• COVERED FRONT PORCH
• MATURE LANDSCAPING
• INVITING LAYOUT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level / single story
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (3.9% below list).
• Recommended offer: $120k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#105 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Louisiana R-II (town): math 31% / reading 39% proficiency, ranked #227 of 324 in MO (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Louisiana Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 322 students, 74% FRL); Louisiana Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 173 students, 74% FRL); Louisiana High (math 17% / reading 44%, grade F, #373 of 521 statewide, top 72%, 226 students, 62% FRL).
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pike County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (3.9% below list)

Questions for the listing agent

1. Built in 1915 — 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 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?
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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,478
• Equity at exit: $18,623

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $9,773
• Equity at exit: $10,799

Cash invested: $34,972 (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 63353

• Home prices YoY: -5.0%
• Active inventory: 32
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $201

Break-even live

Break-even rent $945

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $272	-5% $237	+0% $201	+5% $166	+10% $131
Rent	-10% $106	-5% $154	+0% $201	+5% $249	+10% $296
Rate	-1.0pp $264	-0.5pp $233	base $201	+0.5pp $169	+1.0pp $136

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Frankford Rd Louisiana, MO	3.0	1.0	1481	$1,200	$0.81	45d	1	0.65mi

Listing history 9 events

1. 2026-06-21
   days on market $124,900 Active Under Contract 11 DOM
2. 2026-06-21
   statusdays on market $124,900 Active Under Contract 10 DOM
3. 2026-06-18
   days on market $124,900 Active 8 DOM
4. 2026-06-17
   days on market $124,900 Active 7 DOM
5. 2026-06-16
   days on market $124,900 Active 6 DOM
6. 2026-06-15
   days on market $124,900 Active 5 DOM
7. 2026-06-13
   days on market $124,900 Active 3 DOM
8. 2026-06-12
   remarks 373-char remark
9. 2026-06-12
   listed $124,900 Active 2 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: $477 · $40/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$734/yr (+$61/mo · 153.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$6,996
• − Property taxes: −$477
• − Insurance: −$624
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,633
• Taxable income: $365
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,327/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: Louisiana R-II
• NCES district ID: 2919260
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $37,149
• Composite: 29.1/100
• National rank: #6595
• State rank: #227 of 324 in MO

Livability — Louisiana

• Score: 71/100
• State rank: #105
• US rank: #6899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisiana, MO
• Population (ZIP): 4,935

Population outlook (Pike County) Hauer SSP2

• Today (2025): 17,895 people
• By 2030: 17,591 · -1.7%
• By 2040: 17,080 · -4.6%
• By 2050: 16,589 · -7.3%
• By 2075: 14,761 · -17.5%
• By 2100: 11,606 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -48.0pp toward R · 2008: -9.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.9 2016: R+47.0 2012: R+27.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.40%
• Current HPI: 180.6084
• 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

2 events — show timeline

• 2026-06-10 Listed $124,900 MARIS as Distributed by MLS Grid
• 2006-01-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $477 · +0.1% YoY. Source: county tax records.