1701 Russell St · Kennett, MO 63857

$86,900

3 bd · 2.0 ba · 1,436 sqft · Other public records

Built 1938

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

Key facts

• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 11.6% vs local median 6.5% in Kennett — 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 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, crime F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $31k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $86,900

Questions for the listing agent

1. Built in 1938 — 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. 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?
4. 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?
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: 1.33% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 6.3

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $10,201
• Equity at exit: $12,957

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $40,077
• Equity at exit: $7,514

Cash invested: $24,332 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $382

Break-even live

Break-even rent $670

Max offer price $86,900

Occupancy floor 62%

Sensitivity live

Price	-10% $431	-5% $406	+0% $382	+5% $357	+10% $332
Rent	-10% $291	-5% $336	+0% $382	+5% $427	+10% $473
Rate	-1.0pp $425	-0.5pp $404	base $382	+0.5pp $359	+1.0pp $336

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2024-02-09
   soldstatus Closed 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

2. 2024-02-05
   status Pending 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

3. 2024-01-25
   historical Active Under Contract 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

4. 2024-01-19
   price $81,000 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

5. 2023-12-19
   status Active 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

6. 2023-12-15
   price $85,000 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

7. 2023-09-14
   historical
8. 2023-09-12
   historical Active Under Contract 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

9. 2023-08-30
   price $86,900 299-char remark

   Show marketing remark (299 chars)

   MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

10. 2023-08-02
    price $89,900 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

11. 2023-06-27
    price $95,000 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

12. 2023-05-30
    price $105,000 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

13. 2023-04-20
    price $110,000 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

14. 2023-04-18
    status Active 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

15. 2023-03-31
    historical Active Under Contract 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

16. 2023-03-14
    price $113,000 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

17. 2023-02-14
    listed $117,900 Active 299-char remark

    Show marketing remark (299 chars)

    MOVE IN READY. New kitchen appliances, new floor coverings, updated bathrooms and fresh interior patio. Low maintenance vinyl siding, chain link fence yard, storage shed, ramp to deck in back. Three bedrooms, one and half bathrooms, living room room, kitchen, dining room, bonus room, utility room.

18. 2023-02-13
    listed $86,900
19. 2021-03-04
    historical
20. 2020-11-05
    listed $62,900
21. 1989-03-27
    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: $446 · $37/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: +$397/yr (+$33/mo · 89.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,834
• − Mortgage interest: −$4,868
• − Property taxes: −$446
• − Insurance: −$434
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,528
• Taxable income: $3,345
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,777/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

+28.8% since first listed

21 events — show timeline

• 2024-02-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-05 Pending — MARIS as Distributed by MLS Grid
• 2024-01-25 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-19 Price Changed $81,000 MARIS as Distributed by MLS Grid
• 2023-12-19 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-15 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2023-09-14 Listing Removed — CARMLS
• 2023-09-12 Contingent — MARIS as Distributed by MLS Grid
• 2023-08-30 Price Changed $86,900 MARIS as Distributed by MLS Grid
• 2023-08-02 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2023-06-27 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2023-05-30 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2023-04-20 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2023-04-18 Relisted — MARIS as Distributed by MLS Grid
• 2023-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2023-03-14 Price Changed $113,000 MARIS as Distributed by MLS Grid
• 2023-02-14 Listed $117,900 MARIS as Distributed by MLS Grid
• 2023-02-13 Listed $86,900 CARMLS
• 2021-03-04 Listing Removed — CARMLS
• 2020-11-05 Listed $62,900 CARMLS
• 1989-03-27 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $446 · +0.5% YoY. Source: county tax records.