603 S Walnut St · Stanberry, MO 64489

$124,900

3 bd · 3.0 ba · 1,080 sqft · Other public records · 2 Days on market

Built 1985 0.92 ac lot

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on an oversized 250' x 160' lot, this property offers plenty of space, mature shade trees, and a peaceful setting on a quiet street. The home features 3 bedrooms and 2 bathrooms, along with a spacious 2.5-car garage/workshop—ideal for hobbies, storage, or extra workspace. This double-wide home has already had several major exterior updates, including new smart siding, new roof, and new windows, giving you a solid head start on improvements. Connected to city utilities, the property combines convenience with room to spread out. Inside, the home is in need of repairs and updates, making it a great opportunity for investors, flippers, or buyers ready to add their own finishing t

Key facts

• Quiet street
• New smart siding
• Oversized lot

Tags

• OVERSIZED LOT
• MATURE SHADE TREES
• QUIET STREET
• NEW SMART SIDING
• NEW ROOF
• NEW WINDOWS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Mobile/manufactured home; Ranch style; One story
• Construction: Frame construction with lap siding; Composition roof; Built approximately 31–40 years ago
• Exterior features: Approximately 250 x 160 ft lot; Not in a flood plain

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (primary on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has cooling (no central AC specified)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $107k (14.6% below list).
• Recommended offer: $107k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#152 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Stanberry R-II (rural): math 50% / reading 50% proficiency, ranked #119 of 535 in MO (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Recommended offer $106,715 (14.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.85% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 9.8

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: 10.3%
• Equity multiple: 1.59×
• Total profit: $20,532
• Equity at exit: $56,160

10-year hold

• IRR: 12.5%
• Equity multiple: 2.87×
• Total profit: $65,286
• Equity at exit: $86,550

Cash invested: $34,972 (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 64489

• Active inventory: 12
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $87

Break-even live

Break-even rent $957

Max offer price $124,900

Occupancy floor 87%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $124,900 Active

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$622/yr (+$52/mo · 105.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,806
• − Mortgage interest: −$6,996
• − Property taxes: −$589
• − Insurance: −$624
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,633
• Taxable loss: −$1,087
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,304/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: Stanberry R-II
• NCES district ID: 2929340
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $44,567
• Composite: 44.29/100
• National rank: #6164
• State rank: #119 of 535 in MO

Livability — Stanberry

• Score: 69/100
• State rank: #152
• US rank: #8604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanberry, MO
• Population (ZIP): 2,211

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 89% English-only · German/W. Germanic 10% Tagalog/Filipino 1%

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $124,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $589 · +6.8% YoY. Source: county tax records.