122 Main St · Frankford, MO 63441

$55,000

3 bd · 1.0 ba · 1,470 sqft · Other public records · 207 Days on market

Built 1920 0.28 ac lot $37/sqft · 49% below area Est $109k · 49% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This three bedroom, one bath home features an open floor plan, a fireplace, and much of the original woodwork, just ready for your finishing touches. It has a metal roof, all new windows, fresh exterior paint and new porches. The interior has been gutted and needs some sheetrock work, paint and flooring. The spacious kitchen area is a blank canvas and will require new cabinetry. This home qualifies for cash or conventional financing only. This property is being sold ''as is''. Disclosure: The listing Broker is the mother of one of the owners.

Key facts

• Open floor plan
• Metal roof
• Original woodwork

Tags

• OPEN FLOOR PLAN
• FIREPLACE
• ORIGINAL WOODWORK
• METAL ROOF
• NEW WINDOWS
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#401 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: housing C-, crime F, amenities F.
• Bowling Green R-I (town): math 31% / reading 49% proficiency, ranked #146 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 38 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $2k appreciation (4.1% local appreciation)).
• Pike County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1920 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 2.02% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.81%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (median comp): $108,565
• List price: $55,000
• Delta: -49.34%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

4.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 3.87×
• Total profit: $44,138
• Equity at exit: $28,289

10-year hold

• IRR: 47.4%
• Equity multiple: 7.84×
• Total profit: $105,297
• Equity at exit: $46,594

Cash invested: $15,400 (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 63441

• Home prices YoY: 2.2%
• Active inventory: 5
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $537

Break-even live

Break-even rent $433

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $55,000 Active 207 DOM
2. 2026-06-17
   days on market $55,000 Active 206 DOM
3. 2026-06-16
   days on market $55,000 Active 205 DOM
4. 2026-06-15
   days on market $55,000 Active 204 DOM
5. 2026-06-13
   days on market $55,000 Active 202 DOM
6. 2026-06-12
   days on market $55,000 Active 201 DOM
7. 2026-06-09
   days on market $55,000 Active 198 DOM
8. 2026-06-08
   days on market $55,000 Active 197 DOM
9. 2026-06-07
   days on market $55,000 Active 196 DOM
10. 2026-06-07
    days on market $55,000 Active 195 DOM
11. 2026-06-04
    days on market $55,000 Active 192 DOM
12. 2026-06-02
    days on market $55,000 Active 191 DOM
13. 2026-06-01
    days on market $55,000 Active 190 DOM
14. 2026-05-31
    days on market $55,000 Active 189 DOM
15. 2026-04-09
    status Active 548-char remark

    Show marketing remark (548 chars)

    This three bedroom, one bath home features an open floor plan, a fireplace, and much of the original woodwork, just ready for your finishing touches. It has a metal roof, all new windows, fresh exterior paint and new porches. The interior has been gutted and needs some sheetrock work, paint and flooring. The spacious kitchen area is a blank canvas and will require new cabinetry. This home qualifies for cash or conventional financing only. This property is being sold ''as is''. Disclosure: The listing Broker is the mother of one of the owners.

16. 2026-04-01
    status Pending 548-char remark

    Show marketing remark (548 chars)

    This three bedroom, one bath home features an open floor plan, a fireplace, and much of the original woodwork, just ready for your finishing touches. It has a metal roof, all new windows, fresh exterior paint and new porches. The interior has been gutted and needs some sheetrock work, paint and flooring. The spacious kitchen area is a blank canvas and will require new cabinetry. This home qualifies for cash or conventional financing only. This property is being sold ''as is''. Disclosure: The listing Broker is the mother of one of the owners.

17. 2026-01-24
    price $55,000 548-char remark

    Show marketing remark (548 chars)

    This three bedroom, one bath home features an open floor plan, a fireplace, and much of the original woodwork, just ready for your finishing touches. It has a metal roof, all new windows, fresh exterior paint and new porches. The interior has been gutted and needs some sheetrock work, paint and flooring. The spacious kitchen area is a blank canvas and will require new cabinetry. This home qualifies for cash or conventional financing only. This property is being sold ''as is''. Disclosure: The listing Broker is the mother of one of the owners.

18. 2025-11-14
    listed $60,000 Active 548-char remark

    Show marketing remark (548 chars)

    This three bedroom, one bath home features an open floor plan, a fireplace, and much of the original woodwork, just ready for your finishing touches. It has a metal roof, all new windows, fresh exterior paint and new porches. The interior has been gutted and needs some sheetrock work, paint and flooring. The spacious kitchen area is a blank canvas and will require new cabinetry. This home qualifies for cash or conventional financing only. This property is being sold ''as is''. Disclosure: The listing Broker is the mother of one of the owners.

19. 2025-04-22
    soldstatus Closed 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

20. 2025-03-30
    status Pending 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

21. 2025-03-13
    price $19,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

22. 2025-02-04
    price $24,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

23. 2025-01-08
    price $29,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

24. 2024-12-11
    price $34,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

25. 2024-11-12
    price $39,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

26. 2024-10-17
    price $44,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

27. 2024-09-19
    price $49,900 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

28. 2024-08-14
    listed $59,900 Active 307-char remark

    Show marketing remark (307 chars)

    This 3-bedroom, 1-bathroom home is the perfect project for anyone looking to customize a home to their taste. In need of some TLC, this property offers a blank canvas for creative buyers or investors. With your vision and a little work, this house can become a wonderful home. Come see the potential today!

29. 1904-07-01
    soldstatus

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$160/yr (+$13/mo · 42.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,352
• − Mortgage interest: −$3,081
• − Property taxes: −$373
• − Insurance: −$275
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,600
• Taxable income: $5,886
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $5,026/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: Bowling Green R-I
• NCES district ID: 2905660
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $43,568
• Composite: 33.81/100
• National rank: #5362
• State rank: #146 of 324 in MO

Livability — Frankford

• Score: 62/100
• State rank: #401
• US rank: #17170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frankford, MO
• Population (ZIP): 1,095

Population outlook (Pike County) Hauer SSP2

• Today (2025): 17,895 people
• By 2030: 17,591 · -1.7%
• By 2040: 17,080 · -4.6%
• By 2050: 16,589 · -7.3%
• By 2075: 14,761 · -17.5%
• By 2100: 11,606 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -48.0pp toward R · 2008: -9.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.9 2016: R+47.0 2012: R+27.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.12%
• Current HPI: 191.8687
• 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

-8.2% since first listed

15 events — show timeline

• 2026-04-09 Relisted — CMBR
• 2026-04-01 Pending — CMBR
• 2026-01-24 Price Changed $55,000 CMBR
• 2025-11-14 Listed $60,000 CMBR
• 2025-04-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-03-30 Pending — MARIS as Distributed by MLS Grid
• 2025-03-13 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2025-02-04 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2025-01-08 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2024-12-11 Price Changed $34,900 MARIS as Distributed by MLS Grid
• 2024-11-12 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2024-10-17 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2024-09-19 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2024-08-14 Listed $59,900 MARIS as Distributed by MLS Grid
• 1904-07-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $373 · +0.1% YoY. Source: county tax records.