701 S Frederick St · Concordia, MO 64020

$134,900

3 bd · 1.5 ba · 1,200 sqft · Manufactured public records · 12 Days on market

Built 1966 5,000 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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom 1 1/2 bath is located in a quiet area, home is being sold as is with no repairs to be made. Home needs some updating but would make a great home on corner lot. SELLER IS MOTIVATED, BRING OFFER

Key facts

• Move-in ready
• Conveniently located
• 5,000 sq ft lot

Tags

• GENEROUS CLOSET SPACE
• MOVE-IN READY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Above-grade finished living area reported as 1,152 (agent provided)
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Single family residence (manufactured type); Ranch floor plan; Located inside city limits
• Construction: Frame construction with vinyl siding; Composition roof; Crawl space and slab foundation; Built approximately 51–75 years ago
• Exterior features: Porch; Corner city lot adjoining greenspace; Paved road with public maintenance

Interior

• Kitchen: Kitchen on main level; Vinyl flooring in kitchen; Kitchen/dining combo
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen and at least one bathroom
• Bathrooms: 1 full bath with shower over tub; 1 half bath
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fans; Partial storm windows and thermal windows; Fireplace with wood-burning, zero-clearance design and heat circulator; Sun room
• Laundry & utility: Laundry on main level, located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 67/100 on livability (#207 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Concordia R-II (rural): math 39% / reading 46% proficiency, ranked #109 of 324 in MO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Concordia Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 276 students, 37% FRL); Concordia High (math 52% / reading 52%, grade D+, #92 of 521 statewide, top 20%, 191 students, 39% FRL).
• Market conditions: 15 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• Lafayette County population projected at -21% 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1966 — 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: 1.16% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $100,367
• Equity at exit: $121,529

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $274,273
• Equity at exit: $262,081

Cash invested: $37,772 (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 64020

• Home prices YoY: 22.2%
• Active inventory: 15
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $423

Break-even live

Break-even rent $1,028

Max offer price $134,900

Occupancy floor 68%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $134,900 Pending 12 DOM
2. 2026-06-16
   days on market $134,900 Active 12 DOM
3. 2026-06-15
   days on market $134,900 Active 11 DOM
4. 2026-06-14
   days on market $134,900 Active 9 DOM
5. 2026-06-12
   days on market $134,900 Active 8 DOM
6. 2026-06-09
   days on market $134,900 Active 5 DOM
7. 2026-06-08
   days on market $134,900 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $134,900 Active 3 DOM

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$730/yr (+$61/mo · 126.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,759
• − Mortgage interest: −$7,556
• − Property taxes: −$579
• − Insurance: −$674
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$3,924
• Taxable income: $3,023
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,352/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: Concordia R-II
• NCES district ID: 2910080
• Math proficiency: 39% ▲ 3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $54,584
• Composite: 36.98/100
• National rank: #4527
• State rank: #109 of 324 in MO

Livability — Concordia

• Score: 67/100
• State rank: #207
• US rank: #10455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concordia, MO
• Population (ZIP): 2,928

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.33%
• Current HPI: 277.29
• 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

+199.8% since first listed

22 events — show timeline

• 2026-06-04 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) — Public Records
• 2022-09-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-23 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-08-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-07-01 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-21 Price Changed $59,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-14 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-05-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-05-11 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-09 Price Changed $89,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-25 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2017-06-06 Sold (Public Records) — Public Records
• 2017-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-06-01 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-05-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-04-24 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-04-07 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-11 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $579 · +12.8% YoY. Source: county tax records.