506 Aldergate St · Farmington, MO 63640

$99,900

3 bd · 1.0 ba · 1,560 sqft · Other public records · 175 Days on market

Built 1957 8,450 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold AS IS. Great investment property to flip or remodel for future leasing. Some of the specifics are unknown as this is a foreclosure property.

Key facts

• 8,450 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.8% in Farmington — 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 67/100 on livability (#217 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Farmington R-VII (town): math 41% / reading 50% proficiency, ranked #93 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $96k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1957 — 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 5.7

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $15,374
• Equity at exit: $14,895

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $54,025
• Equity at exit: $8,638

Cash invested: $27,972 (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 63640

• Home prices YoY: -10.6%
• Active inventory: 122
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $496

Break-even live

Break-even rent $826

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $552	-5% $524	+0% $496	+5% $467	+10% $439
Rent	-10% $381	-5% $438	+0% $496	+5% $553	+10% $610
Rate	-1.0pp $546	-0.5pp $521	base $496	+0.5pp $470	+1.0pp $443

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Roper Loop Farmington, MO	2.0–3.0	2.0–2.5	1391	$1,750	$1.26	44d	8	0.72mi
1601 Doubet Ln Farmington, MO	2.0	2.0	1100	$1,050	$0.95	44d	1	0.78mi

Listing history 14 events

1. 2026-05-13
   status Pending 165-char remark

   Show marketing remark (165 chars)

   Property is being sold AS IS. Great investment property to flip or remodel for future leasing. Some of the specifics are unknown as this is a foreclosure property.

2. 2026-04-17
   price $99,900 165-char remark

   Show marketing remark (165 chars)

   Property is being sold AS IS. Great investment property to flip or remodel for future leasing. Some of the specifics are unknown as this is a foreclosure property.

3. 2026-01-13
   price $178,490 165-char remark

   Show marketing remark (165 chars)

   Property is being sold AS IS. Great investment property to flip or remodel for future leasing. Some of the specifics are unknown as this is a foreclosure property.

4. 2025-11-19
   listed $196,100 Active 165-char remark

   Show marketing remark (165 chars)

   Property is being sold AS IS. Great investment property to flip or remodel for future leasing. Some of the specifics are unknown as this is a foreclosure property.

5. 2023-08-31
   soldstatus Closed 807-char remark

   Show marketing remark (807 chars)

   Are you looking for a well maintained Three-bedroom Two full bathroom move in ready home in the heart of Farmington??? When you walk in you will fall in love with the open concept this home has to offer. When you are walking through the house you will find three nice sized bedrooms, a main level master with its own on-suite, two giant living rooms and more than enough living space for your growing family. This property sits on a corner lot and even offers a concrete patio for all family functions. In the family room there is even a wood burning fireplaces for all those cozy winter nights!!! There is even an attached one car carport to keep your vehicle out of the weather. This property truly is a must see and would be perfect for any first-time home buyer. Schedule your tour before its to late!!!

6. 2023-07-25
   status Pending 807-char remark

   Show marketing remark (807 chars)

   Are you looking for a well maintained Three-bedroom Two full bathroom move in ready home in the heart of Farmington??? When you walk in you will fall in love with the open concept this home has to offer. When you are walking through the house you will find three nice sized bedrooms, a main level master with its own on-suite, two giant living rooms and more than enough living space for your growing family. This property sits on a corner lot and even offers a concrete patio for all family functions. In the family room there is even a wood burning fireplaces for all those cozy winter nights!!! There is even an attached one car carport to keep your vehicle out of the weather. This property truly is a must see and would be perfect for any first-time home buyer. Schedule your tour before its to late!!!

7. 2023-07-07
   listed $129,900 Active 807-char remark

   Show marketing remark (807 chars)

   Are you looking for a well maintained Three-bedroom Two full bathroom move in ready home in the heart of Farmington??? When you walk in you will fall in love with the open concept this home has to offer. When you are walking through the house you will find three nice sized bedrooms, a main level master with its own on-suite, two giant living rooms and more than enough living space for your growing family. This property sits on a corner lot and even offers a concrete patio for all family functions. In the family room there is even a wood burning fireplaces for all those cozy winter nights!!! There is even an attached one car carport to keep your vehicle out of the weather. This property truly is a must see and would be perfect for any first-time home buyer. Schedule your tour before its to late!!!

8. 2023-05-02
   historical
9. 2023-04-12
   status Pending
10. 2023-02-13
    price $144,900
11. 2023-01-18
    price $164,900
12. 2022-12-28
    listed $169,900 Active
13. 2014-10-22
    soldstatus
14. 2014-05-25
    listed $89,900

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,043 · $87/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,439
• − Mortgage interest: −$5,596
• − Property taxes: −$1,043
• − Insurance: −$500
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,906
• Taxable income: $4,603
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,842/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: Farmington R-VII
• NCES district ID: 2911910
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $43,768
• Composite: 38.43/100
• National rank: #4200
• State rank: #93 of 324 in MO

Livability — Farmington

• Score: 67/100
• State rank: #217
• US rank: #10763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MO
• Population (ZIP): 28,800

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 253.0894
• 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

+11.1% since first listed

14 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $178,490 MARIS as Distributed by MLS Grid
• 2025-11-19 Listed $196,100 MARIS as Distributed by MLS Grid
• 2023-08-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-25 Pending — MARIS as Distributed by MLS Grid
• 2023-07-07 Listed $129,900 MARIS as Distributed by MLS Grid
• 2023-05-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-12 Pending — MARIS as Distributed by MLS Grid
• 2023-02-13 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2023-01-18 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2022-12-28 Listed $169,900 MARIS as Distributed by MLS Grid
• 2014-10-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-05-25 Listed $89,900 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,043 · +7.1% YoY. Source: county tax records.