111 S 11th Street St · Sarcoxie, MO 64862

$70,000

3 bd · 1.0 ba · 1,136 sqft · Other · 122 Days on market

Built 1900 0.37 ac lot $62/sqft · 35% below area Est $108k · 35% under

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home or investment property with lots of potential. Three-bedroom 1 bath with detached garage on large city lot with 0.37 acres. Located in center of town near elementary school. Selling as is, cash or conventional.

Key facts

• Large city lot
• Investment property
• Center of town

Tags

• INVESTMENT PROPERTY
• DETACHED GARAGE
• LARGE CITY LOT
• CENTER OF TOWN
• NEAR ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#190 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, schools D-, amenities F.
• Sarcoxie R-II (rural): math 30% / reading 32% proficiency, ranked #265 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1900 — 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. 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: 1.43% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $107,644
• List price: $70,000
• Delta: -34.97%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.14×
• Total profit: $61,588
• Equity at exit: $63,062

10-year hold

• IRR: 35.5%
• Equity multiple: 9.31×
• Total profit: $162,849
• Equity at exit: $135,995

Cash invested: $19,600 (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 64862

• Home prices YoY: 19.6%
• Active inventory: 20
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $369

Break-even live

Break-even rent $533

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $408	-5% $389	+0% $369	+5% $349	+10% $329
Rent	-10% $290	-5% $329	+0% $369	+5% $408	+10% $448
Rate	-1.0pp $404	-0.5pp $387	base $369	+0.5pp $351	+1.0pp $332

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S 9th St #4 Sarcoxie, MO	3.0	2.0	1100	$1,000	$0.91	14d	1	0.14mi

Listing history 23 events

1. 2026-06-18
   status $70,000 Pending 122 DOM
2. 2026-06-18
   days on market $70,000 Active 122 DOM
3. 2026-06-17
   days on market $70,000 Active 121 DOM
4. 2026-06-17
   price $70,000 Active 120 DOM
5. 2026-06-16
   days on market $85,000 Active 120 DOM
6. 2026-06-15
   days on market $85,000 Active 119 DOM
7. 2026-06-14
   days on market $85,000 Active 117 DOM
8. 2026-06-13
   days on market $85,000 Active 116 DOM
9. 2026-06-10
   days on market $85,000 Active 114 DOM
10. 2026-06-09
    days on market $85,000 Active 113 DOM
11. 2026-06-08
    days on market $85,000 Active 112 DOM
12. 2026-06-07
    days on market $85,000 Active 111 DOM
13. 2026-06-05
    days on market $85,000 Active 108 DOM
14. 2026-06-03
    days on market $85,000 Active 107 DOM
15. 2026-06-02
    days on market $85,000 Active 106 DOM
16. 2026-06-01
    days on market $85,000 Active 105 DOM
17. 2026-05-31
    days on market $85,000 Active 104 DOM
18. 2026-05-30
    days on market $85,000 Active 103 DOM
19. 2026-04-28
    status Active 229-char remark

    Show marketing remark (229 chars)

    Great starter home or investment property with lots of potential. Three-bedroom 1 bath with detached garage on large city lot with 0.37 acres. Located in center of town near elementary school. Selling as is, cash or conventional.

20. 2026-04-24
    status Pending 229-char remark

    Show marketing remark (229 chars)

    Great starter home or investment property with lots of potential. Three-bedroom 1 bath with detached garage on large city lot with 0.37 acres. Located in center of town near elementary school. Selling as is, cash or conventional.

21. 2026-02-12
    listed $85,000 Active 229-char remark

    Show marketing remark (229 chars)

    Great starter home or investment property with lots of potential. Three-bedroom 1 bath with detached garage on large city lot with 0.37 acres. Located in center of town near elementary school. Selling as is, cash or conventional.

22. 2013-04-17
    soldstatus
23. 2003-09-04
    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: $300 · $25/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$379/yr (+$32/mo · 126.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,921
• − Property taxes: −$300
• − Insurance: −$350
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,036
• Taxable income: $3,473
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,592/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: Sarcoxie R-II
• NCES district ID: 2927540
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $38,365
• Composite: 25.92/100
• National rank: #7337
• State rank: #265 of 324 in MO

Livability — Sarcoxie

• Score: 68/100
• State rank: #190
• US rank: #9931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarcoxie, MO
• Population (ZIP): 3,214

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.24%
• Current HPI: 282.5337
• 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

5 events — show timeline

• 2026-04-28 Relisted — OGAR
• 2026-04-24 Pending — OGAR
• 2026-02-12 Listed $85,000 OGAR
• 2013-04-17 Sold (Public Records) — Public Records
• 2003-09-04 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $300 · +10.8% YoY. Source: county tax records.