303 E Clark St · Clarkton, MO 63837

$16,000

2 bd · 1.0 ba · 896 sqft · Other public records · 295 Days on market

Built 1940 5,087 sqft lot $18/sqft · 77% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Great rental or investment property. Two bedrooms, one bathroom. One car garage attached. Currently occupied and must have at least a 24 hour notice for all showings. DO NOT DISTURB OCCUPTANT

Key facts

• 5,087 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $16k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $16k).
• Recommended offer: $14k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#382 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Clarkton C-4 (rural): math 15% / reading 20% proficiency, ranked #519 of 535 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $591 of equity ($111 loan paydown + $480 appreciation (3.0% local appreciation)).
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $14,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 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 1940 — 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 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?
6. 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?
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: 5.27% ✓
• Cap rate: 48.46%
• Cash-on-cash: 150.60%
• DSCR: 7.70
• GRM: 1.6

CMA / ARV

• ARV (median comp): $70,840
• List price: $16,000
• Delta: -77.41%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.43×
• Total profit: $37,745
• Equity at exit: $7,194

10-year hold

• IRR: —
• Equity multiple: 19.79×
• Total profit: $84,200
• Equity at exit: $11,087

Cash invested: $4,480 (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 63837

• Active inventory: 2
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$84
• Tax from tax record: −$14 /mo · $166/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $562

Break-even live

Break-even rent $132

Max offer price $16,000

Occupancy floor 28%

Sensitivity live

Price	-10% $571	-5% $567	+0% $562	+5% $558	+10% $553
Rent	-10% $496	-5% $529	+0% $562	+5% $596	+10% $629
Rate	-1.0pp $570	-0.5pp $566	base $562	+0.5pp $558	+1.0pp $554

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $16,000 Active 295 DOM
2. 2026-06-18
   days on market $16,000 Active 293 DOM
3. 2026-06-17
   days on market $16,000 Active 292 DOM
4. 2026-06-16
   days on market $16,000 Active 291 DOM
5. 2026-06-15
   days on market $16,000 Active 290 DOM
6. 2026-06-13
   days on market $16,000 Active 288 DOM
7. 2026-06-12
   days on market $16,000 Active 287 DOM
8. 2026-06-09
   days on market $16,000 Active 284 DOM
9. 2026-06-08
   days on market $16,000 Active 283 DOM
10. 2026-06-07
    days on market $16,000 Active 282 DOM
11. 2026-06-05
    days on market $16,000 Active 280 DOM
12. 2026-06-04
    days on market $16,000 Active 278 DOM
13. 2026-06-02
    days on market $16,000 Active 277 DOM
14. 2026-06-01
    days on market $16,000 Active 276 DOM
15. 2026-05-31
    days on market $16,000 Active 275 DOM
16. 2026-02-23
    price $16,000 197-char remark

    Show marketing remark (197 chars)

    Great rental or investment property. Two bedrooms, one bathroom. One car garage attached. Currently occupied and must have at least a 24 hour notice for all showings. DO NOT DISTURB OCCUPTANT

17. 2025-11-25
    price $32,500 197-char remark

    Show marketing remark (197 chars)

    Great rental or investment property. Two bedrooms, one bathroom. One car garage attached. Currently occupied and must have at least a 24 hour notice for all showings. DO NOT DISTURB OCCUPTANT

18. 2025-08-29
    listed $45,000 Active 197-char remark

    Show marketing remark (197 chars)

    Great rental or investment property. Two bedrooms, one bathroom. One car garage attached. Currently occupied and must have at least a 24 hour notice for all showings. DO NOT DISTURB OCCUPTANT

19. 1978-03-09
    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: $166 · $14/mo
• Projected year-2 tax: $166 · $14/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,126
• − Mortgage interest: −$896
• − Property taxes: −$166
• − Insurance: −$80
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$465
• Taxable income: $6,898
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,091/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: Clarkton C-4
• NCES district ID: 2909120
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $31,199
• Composite: 17.38/100
• National rank: #14154
• State rank: #519 of 535 in MO

Livability — Clarkton

• Score: 62/100
• State rank: #382
• US rank: #16740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkton, MO
• Population (ZIP): 1,451

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 14% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-64.4% since first listed

4 events — show timeline

• 2026-02-23 Price Changed $16,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Price Changed $32,500 MARIS as Distributed by MLS Grid
• 2025-08-29 Listed $45,000 MARIS as Distributed by MLS Grid
• 1978-03-09 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $166 · +2.3% YoY. Source: county tax records.