208 Milwaukee · Ludlow, MO 64656

$40,500

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 247 Days on market

Built 1900 10,454 sqft lot ↓ 12% since listing

---

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
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 Bedroom Home in Ludlow, MO – Perfect for First Time Buyers or Investors! Welcome to this cozy 2 bedroom, 1 bath home nestled in the quiet town of Ludlow, Missouri. Whether you're looking for a smart investment opportunity or a comfortable starter home, this property offers great potential at an affordable price. Step inside to find a functional layout with a bright living area and two well sized bedrooms. The home sits on a spacious lot with a nice yard—ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. This property is ready for your personal touch. With a little TLC, it could shine as a charming residence or a profitable rental.

Key facts

• Bright living area
• Spacious lot
• Nice yard

Tags

• BRIGHT LIVING AREA
• SPACIOUS LOT
• NICE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $40k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#860 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Southwest Livingston County R-I (rural): math 30% / reading 50% proficiency, ranked #314 of 535 in MO (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($280 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1900 — 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: 2.23% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.84%
• DSCR: 3.22
• GRM: 3.7

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: 55.0%
• Equity multiple: 4.07×
• Total profit: $34,868
• Equity at exit: $18,211

10-year hold

• IRR: 54.6%
• Equity multiple: 8.24×
• Total profit: $82,081
• Equity at exit: $28,065

Cash invested: $11,340 (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 64656

• Active inventory: 4
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$212
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $471

Break-even live

Break-even rent $308

Max offer price $40,500

Occupancy floor 43%

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $40,500 Active 247 DOM
2. 2026-06-17
   days on market $40,500 Active 246 DOM
3. 2026-06-16
   days on market $40,500 Active 245 DOM
4. 2026-06-15
   days on market $40,500 Active 244 DOM
5. 2026-06-13
   days on market $40,500 Active 242 DOM
6. 2026-06-12
   days on market $40,500 Active 241 DOM
7. 2026-06-09
   days on market $40,500 Active 238 DOM
8. 2026-06-08
   days on market $40,500 Active 237 DOM
9. 2026-06-07
   days on market $40,500 Active 236 DOM
10. 2026-06-05
    days on market $40,500 Active 234 DOM
11. 2026-06-04
    days on market $40,500 Active 232 DOM
12. 2026-06-02
    days on market $40,500 Active 231 DOM
13. 2026-06-01
    days on market $40,500 Active 230 DOM
14. 2026-05-31
    days on market $40,500 Active 229 DOM
15. 2025-12-16
    price $40,500 699-char remark

    Show marketing remark (699 chars)

    Charming 2 Bedroom Home in Ludlow, MO – Perfect for First Time Buyers or Investors! Welcome to this cozy 2 bedroom, 1 bath home nestled in the quiet town of Ludlow, Missouri. Whether you're looking for a smart investment opportunity or a comfortable starter home, this property offers great potential at an affordable price. Step inside to find a functional layout with a bright living area and two well sized bedrooms. The home sits on a spacious lot with a nice yard—ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. This property is ready for your personal touch. With a little TLC, it could shine as a charming residence or a profitable rental.

16. 2025-10-14
    listed $46,000 Active 699-char remark

    Show marketing remark (699 chars)

    Charming 2 Bedroom Home in Ludlow, MO – Perfect for First Time Buyers or Investors! Welcome to this cozy 2 bedroom, 1 bath home nestled in the quiet town of Ludlow, Missouri. Whether you're looking for a smart investment opportunity or a comfortable starter home, this property offers great potential at an affordable price. Step inside to find a functional layout with a bright living area and two well sized bedrooms. The home sits on a spacious lot with a nice yard—ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. This property is ready for your personal touch. With a little TLC, it could shine as a charming residence or a profitable rental.

ⓘ 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: $170 · $14/mo
• Projected year-2 tax: $393 · $33/mo
• Expected delta: +$223/yr (+$19/mo · 131.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,852
• − Mortgage interest: −$2,269
• − Property taxes: −$170
• − Insurance: −$202
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,178
• Taxable income: $5,296
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $4,381/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: Southwest Livingston County R-I
• NCES district ID: 2928680
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,283
• Composite: 36.24/100
• National rank: #9433
• State rank: #314 of 535 in MO

Livability — Ludlow

• Score: 52/100
• State rank: #860
• US rank: #24984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ludlow, MO
• Population (ZIP): 216

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 8% Iranian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

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

-12.0% since first listed

2 events — show timeline

• 2025-12-16 Price Changed $40,500 NECAR
• 2025-10-14 Listed $46,000 NECAR

Property tax history

+11.9%/yr

Latest (2025): $170 · +3.2% YoY. Source: county tax records.