111 Galyan St · Stockton, MO 65785

$105,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 30 Days on market

Built 1940 5,663 sqft lot Est $151k · 31% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this fully remodeled home near Stockton Lake for less than $100/sq ft AND seller is providing a home warranty! Being only minutes from walking trails, boat docks, fishing docks, and beaches makes this property an incredible investment or single-family home! Updates include all new vinyl siding, paint, texture, trim, luxury vinyl flooring, kitchen cabinets, bathroom vanity and so much more! The home offers 1 bedroom downstairs as well as 2 bedrooms up the custom-built spiral staircase. There is plenty of built-in storage in the garage as well as the shed and room to park your boat or RV in the newly extended gravel driveway. When you come home from a day at the lake cooling off will be no problem from the newer complete HVAC system as well. Set up a showing today as this home won't last long!

Key facts

• Boating
• Major remodel
• Beaches

Tags

• BOATING
• FISHING
• BEACHES
• LOCAL LAKE ATTRACTIONS
• MAJOR REMODEL
• LUXURY VINYL FLOORING

Property features AI

Exterior

• Parking: One-car garage; Driveway parking; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Residential construction
• Exterior features: Metal roof; Shed(s); Few trees on the lot

Interior

• Kitchen: Gas oven; Free-standing gas oven; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air; Window unit(s)
• Interior features: Gas oven; Free-standing gas oven; Refrigerator; Gas water heater
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $100k (4.8% below list).
• Recommended offer: $100k (4.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#456 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Stockton R-I (rural): math 45% / reading 50% proficiency, ranked #77 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stockton Elem. (math 57% / reading 57%, grade C+, #159 of 1,115 statewide, top 16%, 359 students, 49% FRL); Stockton Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 277 students, 42% FRL); Stockton High (math 47% / reading 52%, grade D, #124 of 521 statewide, top 28%, 285 students, 39% FRL).
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (4.8% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $151,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 S Chestnut St	0.28mi	3/1.0	1,108 (-3%)	10mo	$185,000	$167	73
202 E Locust St	0.38mi	2/1.0 (-1)	1,168 (+2%)	19mo	$139,900	$120	58
202 W Davis St	0.56mi	3/2.0	1,152 (+0%)	14mo	$82,500	$72	58
306 S Chestnut St	0.17mi	3/1.0	988 (-14%)	17mo	$174,950	$177	55
303 E Oak St	0.42mi	3/1.5	1,200 (+5%)	19mo	$179,900	$150	55
112 S High St	0.53mi	2/1.0 (-1)	1,170 (+2%)	16mo	$74,900	$64	54
501 S South Sac St	0.22mi	2/1.0 (-1)	1,008 (-12%)	13mo	$79,000	$78	54
505 South St	0.54mi	3/1.0	1,258 (+10%)	13mo	$125,000	$99	48
600 South St	0.53mi	2/2.0 (-1)	1,240 (+8%)	11mo	$220,000	$177	44
804 South St	0.61mi	3/2.0	1,300 (+13%)	14mo	$200,000	$154	33
405 S College St	0.61mi	2/1.0 (-1)	1,290 (+12%)	18mo	$115,000	$89	31
117 W Craig St	0.71mi	3/2.0	1,284 (+12%)	20mo	$169,900	$132	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $68,375
• Equity at exit: $94,592

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $192,405
• Equity at exit: $203,992

Cash invested: $29,400 (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 65785

• Home prices YoY: 6.0%
• Active inventory: 106
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $177

Break-even live

Break-even rent $777

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 North St Stockton, MO	3.0	2.0	950	$1,000	$1.05	23d	1	0.63mi

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 30 DOM
2. 2026-06-18
   price $105,000 Active 29 DOM
3. 2026-06-17
   days on market $115,000 Active 29 DOM
4. 2026-06-16
   days on market $115,000 Active 28 DOM
5. 2026-06-15
   days on market $115,000 Active 27 DOM
6. 2026-06-13
   days on market $115,000 Active 25 DOM
7. 2026-06-12
   days on market $115,000 Active 24 DOM
8. 2026-06-09
   days on market $115,000 Active 21 DOM
9. 2026-06-08
   days on market $115,000 Active 20 DOM
10. 2026-06-07
    days on market $115,000 Active 19 DOM
11. 2026-06-07
    pricedays on market $115,000 Active 18 DOM
12. 2026-06-04
    days on market $119,900 Active 15 DOM
13. 2026-06-02
    days on market $119,900 Active 14 DOM
14. 2026-06-01
    days on market $119,900 Active 13 DOM
15. 2026-05-31
    days on market $119,900 Active 12 DOM
16. 2026-05-19
    listed $119,900 Active
17. 2026-03-20
    price $119,900
18. 2026-02-03
    listed $129,900 Active
19. 2022-08-11
    soldstatus
20. 2022-08-10
    soldstatus Closed 812-char remark

    Show marketing remark (812 chars)

    Check out this fully remodeled home near Stockton Lake for less than $100/sq ft AND seller is providing a home warranty! Being only minutes from walking trails, boat docks, fishing docks, and beaches makes this property an incredible investment or single-family home! Updates include all new vinyl siding, paint, texture, trim, luxury vinyl flooring, kitchen cabinets, bathroom vanity and so much more! The home offers 1 bedroom downstairs as well as 2 bedrooms up the custom-built spiral staircase. There is plenty of built-in storage in the garage as well as the shed and room to park your boat or RV in the newly extended gravel driveway. When you come home from a day at the lake cooling off will be no problem from the newer complete HVAC system as well. Set up a showing today as this home won't last long!

21. 2022-06-21
    status Pending 812-char remark

    Show marketing remark (812 chars)

    Check out this fully remodeled home near Stockton Lake for less than $100/sq ft AND seller is providing a home warranty! Being only minutes from walking trails, boat docks, fishing docks, and beaches makes this property an incredible investment or single-family home! Updates include all new vinyl siding, paint, texture, trim, luxury vinyl flooring, kitchen cabinets, bathroom vanity and so much more! The home offers 1 bedroom downstairs as well as 2 bedrooms up the custom-built spiral staircase. There is plenty of built-in storage in the garage as well as the shed and room to park your boat or RV in the newly extended gravel driveway. When you come home from a day at the lake cooling off will be no problem from the newer complete HVAC system as well. Set up a showing today as this home won't last long!

22. 2022-05-21
    listed $99,000 Active 812-char remark

    Show marketing remark (812 chars)

    Check out this fully remodeled home near Stockton Lake for less than $100/sq ft AND seller is providing a home warranty! Being only minutes from walking trails, boat docks, fishing docks, and beaches makes this property an incredible investment or single-family home! Updates include all new vinyl siding, paint, texture, trim, luxury vinyl flooring, kitchen cabinets, bathroom vanity and so much more! The home offers 1 bedroom downstairs as well as 2 bedrooms up the custom-built spiral staircase. There is plenty of built-in storage in the garage as well as the shed and room to park your boat or RV in the newly extended gravel driveway. When you come home from a day at the lake cooling off will be no problem from the newer complete HVAC system as well. Set up a showing today as this home won't last long!

23. 2022-04-29
    soldstatus $40,000
24. 2022-02-09
    soldstatus
25. 2022-01-05
    listed $65,000
26. 2016-02-05
    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: $229 · $19/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$789/yr (+$66/mo · 344.5%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,882
• − Property taxes: −$229
• − Insurance: −$525
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,055
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,025/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: Stockton R-I
• NCES district ID: 2929520
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $35,609
• Composite: 39.32/100
• National rank: #3989
• State rank: #77 of 324 in MO

Livability — Stockton

• Score: 61/100
• State rank: #456
• US rank: #18379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, MO
• Population (ZIP): 5,538

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.72%
• Current HPI: 293.8984
• 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

+84.5% since first listed

11 events — show timeline

• 2026-05-19 Listed $119,900 SOMO
• 2026-03-20 Price Changed $119,900 SOMO
• 2026-02-03 Listed $129,900 SOMO
• 2022-08-11 Sold (Public Records) — Public Records
• 2022-08-10 Sold (MLS) — SOMO
• 2022-06-21 Pending — SOMO
• 2022-05-21 Listed $99,000 SOMO
• 2022-04-29 Sold (Public Records) $40,000 Public Records
• 2022-02-09 Sold (MLS) — SOMO
• 2022-01-05 Listed $65,000 SOMO
• 2016-02-05 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $229 · -6.6% YoY. Source: county tax records.