699 Gasconade Ave · Frankclay, MO 63601

$29,500

1 bd · 1.0 ba · 1,066 sqft · Other public records · 629 Days on market

Built 1940 0.32 ac lot $28/sqft · 63% below area ↓ 2% 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
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

Key facts

• 0.32 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 35/100 on livability (#1,013 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• West St. Francois County R-IV (rural): math 35% / reading 44% proficiency, ranked #165 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 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 $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 629 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 629 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. 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: 3.28% ✓
• Cap rate: 30.03%
• Cash-on-cash: 84.76%
• DSCR: 4.77
• GRM: 2.5

CMA / ARV

• ARV (median comp): $78,919
• List price: $29,500
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 85.2%
• Equity multiple: 4.92×
• Total profit: $32,379
• Equity at exit: $4,399

10-year hold

• IRR: 88.4%
• Equity multiple: 10.21×
• Total profit: $76,046
• Equity at exit: $2,551

Cash invested: $8,260 (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 63601

• Home prices YoY: -2.6%
• Active inventory: 73
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $583

Break-even live

Break-even rent $229

Max offer price $29,500

Occupancy floor 35%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $29,500 Active 629 DOM
2. 2026-06-17
   days on market $29,500 Active 628 DOM
3. 2026-06-16
   days on market $29,500 Active 627 DOM
4. 2026-06-15
   days on market $29,500 Active 626 DOM
5. 2026-06-13
   days on market $29,500 Active 624 DOM
6. 2026-06-12
   days on market $29,500 Active 623 DOM
7. 2026-06-09
   days on market $29,500 Active 620 DOM
8. 2026-06-08
   days on market $29,500 Active 619 DOM
9. 2026-06-07
   days on market $29,500 Active 618 DOM
10. 2026-06-05
    days on market $29,500 Active 616 DOM
11. 2026-06-04
    days on market $29,500 Active 614 DOM
12. 2026-06-02
    days on market $29,500 Active 613 DOM
13. 2026-06-01
    days on market $29,500 Active 612 DOM
14. 2026-05-31
    days on market $29,500 Active 611 DOM
15. 2026-03-27
    price $29,500 727-char remark

    Show marketing remark (708 chars)

    3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! Duplicate Listing: # 25008131

16. 2026-03-27
    price $29,500 708-char remark

    Show marketing remark (708 chars)

    3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! Duplicate Listing: # 25008131

17. 2026-01-02
    status Active 708-char remark

    Show marketing remark (727 chars)

    Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

18. 2026-01-02
    status Active 727-char remark

    Show marketing remark (727 chars)

    Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

19. 2025-06-24
    status Active 708-char remark

    Show marketing remark (727 chars)

    Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

20. 2025-06-24
    status Active 727-char remark

    Show marketing remark (727 chars)

    Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

21. 2025-02-14
    listed $30,000 Active 727-char remark

    Show marketing remark (727 chars)

    Possible 3 bd and 3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! ! Duplicate Listing: #24060883

22. 2024-09-25
    listed $30,000 Active 708-char remark

    Show marketing remark (708 chars)

    3 lots waiting for your innovative ideas! Location! Location! Location! Close to West County Schools. This home has tons of character and would be a great fixer upper! It was once lived in off grid! The barrel outside collects rainwater. Sheds stay. Home is still being cleaned up. Envision the possibilities as you clear and personalize each space to suit your style. The large yard offers ample room for landscaping, gardening or outdoor entertainment. This home is just waiting for the right buyer to transform it into their dream space. There is also a Walnut tree and blackberries in the yard. Don't miss your chance to create something special. Make an appointment today! Duplicate Listing: # 25008131

23. 2022-08-11
    soldstatus
24. 2001-09-01
    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: $169 · $14/mo
• Projected year-2 tax: $286 · $24/mo
• Expected delta: +$117/yr (+$10/mo · 69.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $11,613
• − Mortgage interest: −$1,652
• − Property taxes: −$169
• − Insurance: −$148
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$858
• Taxable income: $6,928
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $5,339/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: West St. Francois County R-IV
• NCES district ID: 2918240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $39,483
• Composite: 33.04/100
• National rank: #5573
• State rank: #165 of 324 in MO

Livability — Frankclay

• Score: 35/100
• State rank: #1013
• US rank: #27707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frankclay, MO
• Population (ZIP): 16,434

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% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 0%

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: ▼ -7.30%
• Current HPI: 278.5365
• 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

-1.7% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $29,500 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $29,500 MARIS as Distributed by MLS Grid
• 2026-01-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-14 Listed $30,000 MARIS as Distributed by MLS Grid
• 2024-09-25 Listed $30,000 MARIS as Distributed by MLS Grid
• 2022-08-11 Sold (Public Records) — Public Records
• 2001-09-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $169 · +12.6% YoY. Source: county tax records.