412 Monroe St · Desloge, MO 63601

$60,000

2 bd · 1.0 ba · 1,193 sqft · Other public records · 10 Days on market

Built 1930 8,145 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks

Charming Fixer-Upper Opportunity in Desloge – Investment Potential! Located in the heart of Desloge and just a short distance from a local park, this 2-bedroom, 1-bath home offers a great opportunity for investors or buyers looking for a renovation project. Situated on a nice, level lot, the property features an eat-in kitchen, separate laundry room, and a covered front porch—perfect for relaxing and enjoying the neighborhood setting. Additional highlights include a 14x24 newer detached garage & a newer hot water heater and a furnace that was serviced last year, offering a solid starting point for improvements. This property is being sold as-is and would be ideal for inves

Key facts

• 8,145 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Garage with alley access and off-street parking; 1-car garage (approx. 14x24')
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water connected
• Home design: Single-family residence; One story; Private ownership; Fixer condition
• Construction: Vinyl siding; Architectural shingle roof; Stone foundation; House structure
• Exterior features: Covered front porch; Partial backyard fencing; Back yard; City lot with level terrain and some trees; Asphalt road frontage

Interior

• Kitchen: Eat-in kitchen; Microwave, Electric Range, Refrigerator
• Bedrooms: 2 bedrooms on the main level (primary bedroom and second bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level) with tub/shower combination
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Crawl space basement; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $60k).
• Cap rate 11.1% vs local median 3.1% in Desloge — 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 59/100 on livability (#560 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• North St. Francois County R-I (town): math 29% / reading 42% proficiency, ranked #214 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North County Primary (750 students, 56% FRL); North Co. Sr. High (math 25% / reading 56%, grade F, #240 of 521 statewide, top 46%, 873 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $60,000

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.3

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $5,731
• Equity at exit: $8,946

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $24,879
• Equity at exit: $5,188

Cash invested: $16,800 (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: 79
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $243

Break-even live

Break-even rent $492

Max offer price $60,000

Occupancy floor 65%

Sensitivity live

Price	-10% $277	-5% $260	+0% $243	+5% $226	+10% $209
Rent	-10% $180	-5% $211	+0% $243	+5% $274	+10% $306
Rate	-1.0pp $273	-0.5pp $258	base $243	+0.5pp $227	+1.0pp $211

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Hawthorne St Desloge, MO	1.0–3.0	1.0–1.5	1064	$800	$0.75	45d	13	0.97mi
101 Swan Dr Park Hills, MO	1.0–2.0	1.0–1.5	685	$799	$1.17	45d	7	1.28mi

Listing history 4 events

1. 2026-05-31
   days on market $60,000 Active 10 DOM
2. 2026-05-22
   listed $60,000 Active
3. 2026-05-14
   historical $60,000
4. 2007-04-19
   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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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: $9,596
• − Mortgage interest: −$3,361
• − Property taxes: −$593
• − Insurance: −$300
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,745
• Taxable income: $2,061
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,418/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: North St. Francois County R-I
• NCES district ID: 2905430
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $40,156
• Composite: 29.77/100
• National rank: #6431
• State rank: #214 of 324 in MO

Livability — Desloge

• Score: 59/100
• State rank: #560
• US rank: #20380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desloge, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2007-04-19 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $593 · +12.3% YoY. Source: county tax records.