912 3rd St · Monett, MO 65708

$164,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily · 251 Days on market

Built 1910 Good condition 5,619 sqft lot $131/sqft · 11% above area Est $149k · 11% over

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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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 Bedroom 1 bath home with a complete new roof, kitchen, bathroom, and many other features such as new laminate flooring through out house with tile in the bathroom. Enjoy the back attached carport for your gatherings. I almost forgot to mentioned that it also has central heat/air. Check it out!!

Key facts

• New kitchen
• New bathroom
• Tile in bathroom

Tags

• NEW ROOF
• NEW KITCHEN
• NEW BATHROOM
• NEW LAMINATE FLOORING
• TILE IN BATHROOM
• BACK ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.8% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monett Elem. (471 students, 68% FRL); Monett Middle (math 35% / reading 46%, grade F, #180 of 391 statewide, top 47%, 504 students, 63% FRL); Monett High (math 37% / reading 55%, grade D-, #170 of 521 statewide, top 33%, 746 students, 51% FRL).
• Market conditions: 123 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $149,221
• List price: $164,900
• Delta: 10.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 5th St	0.37mi	3/2.0	1,245 (-1%)	2mo	$125,000	$100	75
508 3rd St	0.31mi	3/1.0	1,349 (+7%)	4mo	$130,900	$97	70
900 5th St	0.14mi	2/1.5 (-1)	1,134 (-10%)	7mo	$144,900	$128	64
430 W Dunn St	0.55mi	3/1.0	1,180 (-6%)	4mo	$164,900	$140	60
445 W Cale St	0.68mi	3/1.0	1,359 (+8%)	3mo	$165,000	$121	53
201 W Nellie	0.39mi	3/1.5	1,102 (-12%)	8mo	$169,000	$153	53
311 3rd St	0.43mi	3/2.0	1,440 (+14%)	1mo	$189,900	$132	51
304 Frisco St	0.53mi	2/1.0 (-1)	1,106 (-12%)	4mo	$72,000	$65	46
520 Myrtle St	0.74mi	4/2.0 (+1)	1,336 (+6%)	5mo	$169,900	$127	43
35 Whitley Ln	0.64mi	3/2.0	1,440 (+14%)	0mo	$244,900	$170	42
400 W Myrtle St	0.73mi	4/2.5 (+1)	1,388 (+10%)	0mo	$239,900	$173	38
519 Myrtle St	0.75mi	3/2.0	1,440 (+14%)	2mo	$189,900	$132	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,843
• Equity at exit: $24,587

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $282
• Equity at exit: $14,258

Cash invested: $46,172 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 123
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $170

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 85%

Sensitivity live

Price	-10% $284	-5% $227	+0% $170	+5% $113	+10% $56
Rent	-10% $39	-5% $105	+0% $170	+5% $236	+10% $301
Rate	-1.0pp $253	-0.5pp $212	base $170	+0.5pp $128	+1.0pp $84

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Whitley Ln Monett, MO	4.0	2.0	1559	$1,695	$1.09	15d	1	0.60mi
46 Whitley Ln Monett, MO	3.0	2.0	1390	$1,550	$1.12	15d	1	0.60mi
43 Whitley Ln Monett, MO	4.0	2.0	1559	$1,750	$1.12	15d	1	0.61mi
1105 13th St Monett, MO	3.0	2.0	1526	$1,650	$1.08	15d	1	0.75mi

Listing history 18 events

1. 2026-06-21
   days on market $164,900 Active 251 DOM
2. 2026-06-21
   days on market $164,900 Active 250 DOM
3. 2026-06-18
   days on market $164,900 Active 248 DOM
4. 2026-06-17
   days on market $164,900 Active 247 DOM
5. 2026-06-16
   days on market $164,900 Active 246 DOM
6. 2026-06-15
   days on market $164,900 Active 245 DOM
7. 2026-06-13
   days on market $164,900 Active 243 DOM
8. 2026-06-12
   days on market $164,900 Active 242 DOM
9. 2026-06-09
   days on market $164,900 Active 239 DOM
10. 2026-06-08
    days on market $164,900 Active 238 DOM
11. 2026-06-07
    days on market $164,900 Active 237 DOM
12. 2026-06-07
    days on market $164,900 Active 236 DOM
13. 2026-06-04
    days on market $164,900 Active 233 DOM
14. 2026-06-02
    days on market $164,900 Active 232 DOM
15. 2026-06-01
    price $164,900 Active 231 DOM
16. 2026-06-01
    days on market $169,000 Active 231 DOM
17. 2026-05-31
    days on market $169,000 Active 230 DOM
18. 2025-10-13
    listed $169,000 Active 302-char remark

    Show marketing remark (302 chars)

    Cute 3 Bedroom 1 bath home with a complete new roof, kitchen, bathroom, and many other features such as new laminate flooring through out house with tile in the bathroom. Enjoy the back attached carport for your gatherings. I almost forgot to mentioned that it also has central heat/air. Check it out!!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,899
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,797
• Taxable loss: −$617
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,193/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent updates, including a new roof, kitchen, and bathroom. It's move-in ready with a good curb appeal and potential for further value through exterior painting and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carport roof — Protects from weather and adds value
• Both Add landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carport roof — Protects from weather and adds value ↑
• Both Add landscaping — Improves curb appeal and rental 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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

1 event — show timeline

• 2025-10-13 Listed $169,000 SOMO