604 N Rutherford St · Macon, MO 63552

$99,500

2 bd · 2.0 ba · 1,279 sqft · Other public records · 8 Days on market

Built 1957 4,500 sqft 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming corner-lot ranch offering easy living with a 1-car attached garage plus an oversized garage area for extra storage. Side parking and a small yard make maintenance simple and convenient. Inside, you'll find 2 spacious bedrooms, 1 updated bathroom, and a main-floor utility room. The large living room provides flexibility for both living and formal dining space. The kitchen features abundant cabinetry, generous countertop space, and room for a table or large island. The basement offers excellent storage and potential for additional finished living space. A second basement bathroom is in place and could be enclosed for added privacy. With a little TLC, this solid home has great potenti

Key facts

• Attached garage
• Corner-lot ranch
• Large living room

Tags

• CORNER-LOT RANCH
• ATTACHED GARAGE
• OVERSIZED GARAGE AREA
• SIDE PARKING
• MAIN-FLOOR UTILITY ROOM
• LARGE LIVING ROOM

Property features AI

Exterior

• Parking: 1-car garage; Garage door opener
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; Residential property; Located in the Hudson subdivision
• Construction: Frame and Masonite construction; Asphalt roof
• Exterior features: Storm door(s)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Storm windows; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 69/100 on livability (#151 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Macon County R-I (town): math 49% / reading 50% proficiency, ranked #54 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macon County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1957 — 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 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.8

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,314
• Equity at exit: $14,836

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $15,698
• Equity at exit: $8,603

Cash invested: $27,860 (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 63552

• Home prices YoY: -10.9%
• Active inventory: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $217

Break-even live

Break-even rent $786

Max offer price $99,500

Occupancy floor 75%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   statusdays on market $99,500 Pending 8 DOM
2. 2026-06-09
   days on market $99,500 Active 6 DOM
3. 2026-06-08
   days on market $99,500 Active 5 DOM
4. 2026-06-07
   days on market $99,500 Active 4 DOM
5. 2026-06-07
   days on market $99,500 Active 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $99,500 Active 1 DOM

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$271/yr (+$23/mo · 39.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,733
• − Mortgage interest: −$5,574
• − Property taxes: −$694
• − Insurance: −$498
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,895
• Taxable income: $1,037
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,358/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: Macon County R-I
• NCES district ID: 2919410
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,850
• Composite: 41.21/100
• National rank: #3539
• State rank: #54 of 324 in MO

Livability — Macon

• Score: 69/100
• State rank: #151
• US rank: #8551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macon, MO
• Population (ZIP): 7,383

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Greek 2% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.49%
• Current HPI: 175.8958
• 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

1 event — show timeline

• 2026-06-03 Listed $99,500 NECAR

Property tax history

+2.5%/yr

Latest (2025): $694 · +8.7% YoY. Source: county tax records.