601 N Baker St · Edina, MO 63537

$39,500

2 bd · 1.0 ba · 672 sqft · SingleFamily · 72 Days on market

Poor condition 7,840 sqft lot $59/sqft · 64% below area

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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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for your next project? This fixer-upper manufactured home sits on a corner lot in Edina, MO and is full of potential for the right buyer. Whether you're an investor, flipper, or someone ready to roll up your sleeves and create something of your own, this property is a great opportunity to build equity and bring your vision to life. One of the standout features? Two garages, offering ample space for storage, hobbies, or workshop use—something that's hard to come by at this price point. If you've been waiting for a chance to invest in Northeast Missouri, this could be the one. How do you see real estate? Call Mark Hunolt at 660.341.0802 to schedule your tour today. #lookwithlegacyinmind

Key facts

• Two garages
• Corner lot
• 7,840 sq ft lot

Tags

• CORNER LOT
• TWO GARAGES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $40k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#412 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D, amenities F, commute F.
• Knox County R-I (rural): math 34% / reading 47% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($273 loan paydown + $3k appreciation (6.4% local appreciation)).
• Knox County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% 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 72 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $37,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 2.05% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.72%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $108,571
• List price: $39,500
• Delta: -63.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Clay	0.57mi	2/1.5	750 (+12%)	9mo	$110,000	$147	45

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

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 4.22×
• Total profit: $35,648
• Equity at exit: $25,806

10-year hold

• IRR: 46.6%
• Equity multiple: 8.81×
• Total profit: $86,403
• Equity at exit: $47,663

Cash invested: $11,060 (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 63537

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $366

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 50%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-19
   listed $39,500 Active 707-char remark

   Show marketing remark (707 chars)

   Looking for your next project? This fixer-upper manufactured home sits on a corner lot in Edina, MO and is full of potential for the right buyer. Whether you're an investor, flipper, or someone ready to roll up your sleeves and create something of your own, this property is a great opportunity to build equity and bring your vision to life. One of the standout features? Two garages, offering ample space for storage, hobbies, or workshop use—something that's hard to come by at this price point. If you've been waiting for a chance to invest in Northeast Missouri, this could be the one. How do you see real estate? Call Mark Hunolt at 660.341.0802 to schedule your tour today. #lookwithlegacyinmind

2. 2019-04-01
   soldstatus 168-char remark

   Show marketing remark (168 chars)

   Freshly updated investment property with detached 2 car garage. Subject property currently rented through March 2020. Call Mark Hunolt for your showing at 660-341-0802.

3. 2019-02-28
   listed $15,000 168-char remark

   Show marketing remark (168 chars)

   Freshly updated investment property with detached 2 car garage. Subject property currently rented through March 2020. Call Mark Hunolt for your showing at 660-341-0802.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,707
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$1,149
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,432/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This fixer-upper manufactured home requires extensive repairs and maintenance to bring it up to a livable condition. The home's poor condition and lack of recent updates make it a great opportunity for an investor to renovate and increase its value.

Repairs flagged

• Major roof — Exposed framing, missing shingles
• Major exterior siding — Weathered siding, missing shingles
• Major exterior fence — Deteriorating condition
• Major exterior shed — Deteriorating condition
• Major interior flooring — Worn condition
• Major interior cabinets — Worn condition, missing hardware
• Major interior countertops — Worn condition, missing appliances

Value-add opportunities

• Resale Replace roof — A new roof will significantly improve the home's curb appeal and value
• Resale Replace siding — New siding will improve the home's curb appeal and value
• Resale Replace flooring — New flooring will improve the home's curb appeal and value
• Resale Replace cabinets — New cabinets will improve the home's curb appeal and value
• Resale Replace countertops — New countertops will improve the home's curb appeal and value
• Resale Paint exterior — Painting the exterior will improve the home's curb appeal and value
• Resale Repair fence — A repaired fence will improve the home's curb appeal and value
• Resale Repair shed — A repaired shed will improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed framing, missing shingles	Major	$15,000–50,000
exterior siding · Weathered siding, missing shingles	Major	$15,000–50,000
exterior fence · Deteriorating condition	Major	$15,000–50,000
exterior shed · Deteriorating condition	Major	$15,000–50,000
interior flooring · Worn condition	Major	$15,000–50,000
interior cabinets · Worn condition, missing hardware	Major	$15,000–50,000
interior countertops · Worn condition, missing appliances	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Replace roof — A new roof will significantly improve the home's curb appeal and value ↑
• Resale Replace siding — New siding will improve the home's curb appeal and value ↑
• Resale Replace flooring — New flooring will improve the home's curb appeal and value ↑
• Resale Replace cabinets — New cabinets will improve the home's curb appeal and value ↑
• Resale Replace countertops — New countertops will improve the home's curb appeal and value ↑
• Resale Paint exterior — Painting the exterior will improve the home's curb appeal and value ↑
• Resale Repair fence — A repaired fence will improve the home's curb appeal and value ↑
• Resale Repair shed — A repaired shed will improve the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Knox County R-I
• NCES district ID: 2911280
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $35,777
• Composite: 33.5/100
• National rank: #5441
• State rank: #154 of 324 in MO

Livability — Edina

• Score: 61/100
• State rank: #412
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MO
• Population (ZIP): 2,331

Population outlook (Knox County) Hauer SSP2

• Today (2025): 3,387 people
• By 2030: 3,136 · -7.4%
• By 2040: 2,686 · -20.7%
• By 2050: 2,292 · -32.3%
• By 2075: 1,581 · -53.3%
• By 2100: 1,027 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Pacific Islander 3% Two or more races 2%
• Common ancestry: Lithuanian 3% Scottish 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: -22.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.8 2016: R+55.4 2012: R+25.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 198.8758
• 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

+163.3% since first listed

3 events — show timeline

• 2026-03-19 Listed $39,500 NECAR
• 2019-04-01 Sold (MLS) — NECAR
• 2019-02-28 Listed $15,000 NECAR