36911 Highway Bb · Montreal, MO 65536

$149,900

3 bd · 2.0 ba · 1,176 sqft · Other · 189 Days on market

Built 1975 4.43 ac lot ↓ 6% since listing

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market - No fault of the sellers. Charming 3 Bedroom Home on 4.53 Acres with Pond – Sold As Is Discover the potential of this 3 bedroom, 1 bathroom home nestled on 4.53 peaceful acres in a quiet, desirable location along a state highway. This property offers a rare opportunity for someone looking to invest in a country setting with plenty of elbow room and natural beauty. The land features a serene pond, mature shade trees in the front yard, and open space perfect for recreation, gardening, or future improvements. The home includes a basement with a single-car garage, providing extra storage and workshop possibilities. The house will require some updates, including HVAC an

Key facts

• 4.43 acre lot
• Garage
• Built 1975

Property features AI

Finance

• Other: Property listed in fixer condition; Approximately 4.43 acres
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage with space for 1 vehicle
• Utilities: Shared well water; Lagoon sewer; Electricity connected (single phase); Sewer connected; Water connected
• Home design: Single-family residence (residential); Private ownership; One story
• Construction: Vinyl siding exterior
• Exterior features: Gently rolling pasture with a pond on the lot; Asphalt road frontage on a highway

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms (one main level, one lower level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Has basement with 8 ft+ poured concrete, bath stubbed, and walk-out access; Two wood-burning fireplaces (one in the family room); Electric heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($746/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 $120k (19.6% below list).
• Recommended offer: $120k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#727 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Stoutland R-II (rural): math 27% / reading 36% proficiency, ranked #442 of 535 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stoutland Elementary (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 238 students, 68% FRL); Stoutland High (math 17% / reading 32%, grade F, #445 of 521 statewide, top 87%, 170 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 256 active listings in the ZIP; 61 units permitted in Laclede 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 $4k of value loss. Plan a longer hold.
• Laclede 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 189 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,498 (19.6% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.4

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-20,403
• Equity at exit: $22,351

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-12,960
• Equity at exit: $12,961

Cash invested: $41,972 (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 65536

• Home prices YoY: -21.8%
• Active inventory: 256
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $62

Break-even live

Break-even rent $1,126

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $105	+0% $62	+5% $20	+10% $-23
Rent	-10% $-33	-5% $15	+0% $62	+5% $110	+10% $157
Rate	-1.0pp $138	-0.5pp $100	base $62	+0.5pp $23	+1.0pp $-16

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $149,900 Active 189 DOM
2. 2026-06-18
   days on market $149,900 Active 188 DOM
3. 2026-06-17
   days on market $149,900 Active 187 DOM
4. 2026-06-16
   days on market $149,900 Active 186 DOM
5. 2026-06-15
   days on market $149,900 Active 185 DOM
6. 2026-06-14
   days on market $149,900 Active 183 DOM
7. 2026-06-12
   days on market $149,900 Active 182 DOM
8. 2026-06-09
   days on market $149,900 Active 179 DOM
9. 2026-06-08
   days on market $149,900 Active 178 DOM
10. 2026-06-07
    days on market $149,900 Active 177 DOM
11. 2026-06-05
    days on market $149,900 Active 174 DOM
12. 2026-06-03
    days on market $149,900 Active 173 DOM
13. 2026-06-02
    statusdays on market $149,900 Active 172 DOM
14. 2026-06-01
    days on market $149,900 Active Under Contract 171 DOM
15. 2026-05-31
    days on market $149,900 Active Under Contract 170 DOM
16. 2026-05-30
    days on market $149,900 Active Under Contract 169 DOM
17. 2026-03-30
    historical Active Under Contract
18. 2026-01-14
    price $149,900
19. 2025-12-13
    listed $159,900 Active
20. 2025-12-11
    historical $159,900

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$959/yr (+$80/mo · 193.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,460
• − Mortgage interest: −$8,397
• − Property taxes: −$495
• − Insurance: −$750
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,361
• Taxable loss: −$1,855
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,191/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: Stoutland R-II
• NCES district ID: 2929580
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $40,699
• Composite: 29.32/100
• National rank: #11833
• State rank: #442 of 535 in MO

Livability — Montreal

• Score: 55/100
• State rank: #727
• US rank: #23162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laclede County · 29,915 people
• Metro: Lebanon, MO
• Population (ZIP): 29,915
• Household income: $53,783
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 641.0

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.82%
• Current HPI: 196.7643
• Rent YoY: —
• Metro: Lebanon, MO
• 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

-6.3% since first listed

4 events — show timeline

• 2026-03-30 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-14 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2025-12-13 Listed $159,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Coming Soon $159,900 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $495 · +11.2% YoY. Source: county tax records.