26147 N Carol St · Warrenton, MO 63383

$150,000

2 bd · 1.0 ba · 840 sqft · Other public records · 120 Days on market

Built 1985 0.55 ac lot ↓ 6% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION!! Discover a Unique property offering space, convenience and potential. The main residence features two spacious bedrooms, 2 full bathrooms, a comfortable open family room and kitchen, renovated and sits on over a half acre, located close to town with room to spread out with public utilities. Adding to the property's value and potential is an attached mobile home offering an excellent opportunity for buyers looking for a multi generational set up, workspace or a renovation project. To the back of the level property is a nice utility shed adding additional storage for tools , equipment or hobbies. So many flexible use options .... this one is full of potential for the right buyer.

Key facts

• Utility shed
• Open family room
• Unique property

Tags

• UNIQUE PROPERTY
• OPEN FAMILY ROOM
• UTILITY SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $128k (15.0% below list).
• Recommended offer: $128k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.5% in Warrenton — 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 71/100 on livability (#120 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D+, amenities D.
• Warren County R-III (town): math 30% / reading 46% proficiency, ranked #172 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 424 units permitted in Warren County in 2024 (126 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,500 (15.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.8

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-16,997
• Equity at exit: $22,365

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-5,582
• Equity at exit: $12,969

Cash invested: $42,000 (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 63383

• Home prices YoY: -28.9%
• Active inventory: 174
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $116

Break-even live

Break-even rent $1,128

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $201	-5% $158	+0% $116	+5% $73	+10% $31
Rent	-10% $15	-5% $66	+0% $116	+5% $166	+10% $217
Rate	-1.0pp $191	-0.5pp $154	base $116	+0.5pp $77	+1.0pp $37

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Granada Dr Warrenton, MO	2.0	1.5	1000	$1,275	$1.27	44d	1	1.47mi

Listing history 3 events

1. 2026-03-27
   price $150,000 707-char remark

   Show marketing remark (707 chars)

   PRICE REDUCTION!! Discover a Unique property offering space, convenience and potential. The main residence features two spacious bedrooms, 2 full bathrooms, a comfortable open family room and kitchen, renovated and sits on over a half acre, located close to town with room to spread out with public utilities. Adding to the property's value and potential is an attached mobile home offering an excellent opportunity for buyers looking for a multi generational set up, workspace or a renovation project. To the back of the level property is a nice utility shed adding additional storage for tools , equipment or hobbies. So many flexible use options .... this one is full of potential for the right buyer.

2. 2026-01-29
   listed $160,000 Active 707-char remark

   Show marketing remark (707 chars)

   PRICE REDUCTION!! Discover a Unique property offering space, convenience and potential. The main residence features two spacious bedrooms, 2 full bathrooms, a comfortable open family room and kitchen, renovated and sits on over a half acre, located close to town with room to spread out with public utilities. Adding to the property's value and potential is an attached mobile home offering an excellent opportunity for buyers looking for a multi generational set up, workspace or a renovation project. To the back of the level property is a nice utility shed adding additional storage for tools , equipment or hobbies. So many flexible use options .... this one is full of potential for the right buyer.

3. 2026-01-21
   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: $507 · $42/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$948/yr (+$79/mo · 186.9%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,300
• − Mortgage interest: −$8,402
• − Property taxes: −$507
• − Insurance: −$750
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,364
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,671/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: Warren County R-III
• NCES district ID: 2931050
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $47,644
• Composite: 32.55/100
• National rank: #5690
• State rank: #172 of 324 in MO

Livability — Warrenton

• Score: 71/100
• State rank: #120
• US rank: #7300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,120

Population outlook (Warren County) Hauer SSP2

• Today (2025): 35,105 people
• By 2030: 35,605 · +1.4%
• By 2040: 36,047 · +2.7%
• By 2050: 35,479 · +1.1%
• By 2075: 33,325 · -5.1%
• By 2100: 28,282 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 6% Lithuanian 3% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+49.5) · D 24.7% · R 74.2% · Other 1.0%
• 2008→2024 swing: -36.9pp toward R · 2008: -12.6pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.0 2016: R+45.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.56%
• Current HPI: 191.2467
• 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

-6.2% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $507 · +16.0% YoY. Source: county tax records.