867 E Main St · Fordland, MO 65652

$135,000

3 bd · 1.0 ba · 1,247 sqft · Other public records · 8 Days on market

Built 1946 0.68 ac lot

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +3.2/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity meets flexibility with this unique property! Situated on just under 3/4 of an acre, this 3-bedroom (nonconforming), 1-bath home offers space, potential, and income-producing history. Featuring a detached 2-car garage and an additional lot ready for building, the possibilities here are endless. Whether you're looking for a primary residence, investment property, or Airbnb opportunity, this home checks all the boxes. Previously used as a successful rental for the past 10 years--step in and continue the income stream or make it your own!

Key facts

• 0.68 acre lot
• 2 garage spots
• Built 1946

Property features AI

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Exterior features: Lot approximately 0.68 acres; Lot dimensions about 210 x 290

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas, forced air); Central air conditioning; Ceiling fans
• Interior features: Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($892/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 $110k (18.6% below list).
• Recommended offer: $110k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#622 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fordland R-III (rural): math 35% / reading 39% proficiency, ranked #191 of 324 in MO (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fordland Elem. (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 285 students, 49% FRL); Fordland Middle (math 37% / reading 37%, grade F, #220 of 391 statewide, top 59%, 139 students, 36% FRL); Fordland High (math 24% / reading 74%, grade D, #124 of 521 statewide, top 28%, 186 students, 31% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,886 (18.6% below list)

Questions for the listing agent

1. Built in 1946 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 10.2

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-17,209
• Equity at exit: $20,129

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-9,167
• Equity at exit: $11,672

Cash invested: $37,800 (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 65652

• Home prices YoY: -1.4%
• Active inventory: 51
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $74

Break-even live

Break-even rent $1,005

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $113	+0% $74	+5% $36	+10% $-2
Rent	-10% $-12	-5% $31	+0% $74	+5% $118	+10% $161
Rate	-1.0pp $142	-0.5pp $109	base $74	+0.5pp $39	+1.0pp $4

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending 552-char remark
2. 2026-05-12
   status Active 552-char remark
3. 2026-05-11
   status Pending 552-char remark
4. 2026-05-08
   listed $135,000 Active 552-char remark

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$955/yr (+$80/mo · 269.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,186
• − Mortgage interest: −$7,562
• − Property taxes: −$355
• − Insurance: −$675
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,927
• Taxable loss: −$1,442
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,238/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: Fordland R-III
• NCES district ID: 2912180
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $43,075
• Composite: 31.33/100
• National rank: #6000
• State rank: #191 of 324 in MO

Livability — Fordland

• Score: 58/100
• State rank: #622
• US rank: #21454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fordland, MO
• Population (ZIP): 5,014

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Subsaharan African 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.60%
• Current HPI: 254.4175
• 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

5 events — show timeline

• 2026-06-12 Sold (MLS) — SOMO
• 2026-05-17 Pending — SOMO
• 2026-05-12 Relisted — SOMO
• 2026-05-11 Pending — SOMO
• 2026-05-08 Listed $135,000 SOMO

Property tax history

+3.4%/yr

Latest (2025): $355 · +11.8% YoY. Source: county tax records.