18615 137th St · Pattonsburg, MO 64670

$132,500

2 bd · 3.0 ba · 2,525 sqft · Other public records · 313 Days on market

Built 1933 2.00 ac lot ↓ 28% since listing

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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 +15.6/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

Key facts

• Gas fireplace
• Longwood furnace
• Ventless heaters

Tags

• 2 ACRE RURAL PROPERTY
• VENTLESS HEATERS
• GAS FIREPLACE
• LONGWOOD FURNACE
• LARGE ADDITION UNDERWAY
• MATURE APPLE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $132k.

Deal economics

• At list price, monthly cash flow is $55 ($657/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 $105k (20.4% below list).
• Recommended offer: $105k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#872 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Pattonsburg R-II (rural): math 40% / reading 40% proficiency, ranked #317 of 535 in MO (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pattonsburg Elem. (math 42% / reading 32%, grade F, #611 of 1,115 statewide, top 59%, 107 students, 77% FRL); Pattonsburg High (math 44% / reading 54%, grade D, #124 of 521 statewide, top 28%, 87 students, 63% FRL) — zoned schools average 70% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($916 loan paydown + $12k appreciation (9.3% local appreciation)).
• Daviess County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $52k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,453 (20.4% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. 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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.86×
• Total profit: $68,884
• Equity at exit: $112,239

10-year hold

• IRR: 21.4%
• Equity multiple: 6.35×
• Total profit: $198,481
• Equity at exit: $234,845

Cash invested: $37,100 (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 64670

• Home prices YoY: 3.4%
• Active inventory: 15
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $55

Break-even live

Break-even rent $985

Max offer price $132,500

Occupancy floor 90%

Sensitivity live

Price	-10% $130	-5% $92	+0% $55	+5% $17	+10% $-20
Rent	-10% $-29	-5% $13	+0% $55	+5% $96	+10% $138
Rate	-1.0pp $122	-0.5pp $88	base $55	+0.5pp $20	+1.0pp $-14

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $132,500 Active 313 DOM
2. 2026-06-21
   days on market $132,500 Active 312 DOM
3. 2026-06-18
   days on market $132,500 Active 310 DOM
4. 2026-06-17
   days on market $132,500 Active 309 DOM
5. 2026-06-16
   days on market $132,500 Active 308 DOM
6. 2026-06-15
   days on market $132,500 Active 307 DOM
7. 2026-06-13
   days on market $132,500 Active 305 DOM
8. 2026-06-12
   days on market $132,500 Active 304 DOM
9. 2026-06-09
   days on market $132,500 Active 301 DOM
10. 2026-06-08
    days on market $132,500 Active 300 DOM
11. 2026-06-07
    days on market $132,500 Active 299 DOM
12. 2026-06-05
    days on market $132,500 Active 297 DOM
13. 2026-06-04
    days on market $132,500 Active 295 DOM
14. 2026-06-02
    days on market $132,500 Active 294 DOM
15. 2026-06-01
    days on market $132,500 Active 293 DOM
16. 2026-05-31
    days on market $132,500 Active 292 DOM
17. 2026-05-05
    status Active 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

18. 2026-05-05
    price $132,500 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

19. 2026-04-26
    status Pending 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

20. 2025-12-12
    price $160,500 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

21. 2025-09-04
    price $166,500 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

22. 2025-08-03
    listed $185,000 Active 904-char remark

    Show marketing remark (904 chars)

    Looking for a little space and a lot of potential? Bring your hammer and nails to this great opportlunity and make it your own. This 2-acre rural property offers just that. The original 1-bedroom one bath, large dining room farmhouse includes rural water and a well, two ventless heaters, a gas fireplace, . A large 1,330 sq ft addition is underway ready for instulation, electrical plumbing and sheetrock for 3–4 more bedrooms and 2 additionals bathrooms The large double car garage under the addition offers extra workspace for projects or storage. The home has wheelchair-accessible entries and sits on land with mature apple trees, blackberry bushes, a chicken house, and plenty of room for pets, small livestock, bees, and a garden. Located just minutes from I-35, this property gives you the flexibility to finish it your way and enjoy the benefits of rural living with easy highway access.

23. 2019-10-02
    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: $339 · $28/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$946/yr (+$79/mo · 279.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 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: $12,654
• − Mortgage interest: −$7,422
• − Property taxes: −$339
• − Insurance: −$662
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,855
• Taxable loss: −$1,648
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,053/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: Pattonsburg R-II
• NCES district ID: 2923670
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $40,416
• Composite: 36.01/100
• National rank: #9531
• State rank: #317 of 535 in MO

Livability — Pattonsburg

• Score: 51/100
• State rank: #872
• US rank: #25220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 995

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 7,695 people
• By 2030: 7,386 · -4.0%
• By 2040: 6,860 · -10.9%
• By 2050: 6,375 · -17.2%
• By 2075: 5,084 · -33.9%
• By 2100: 3,583 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · South Korea, Canada, Guatemala
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+63.3) · D 17.9% · R 81.2%
• 2008→2024 swing: -40.5pp toward R · 2008: -22.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.2 2016: R+55.1 2012: R+33.0 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.26%
• Current HPI: 284.4821
• 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

-28.4% since first listed

7 events — show timeline

• 2026-05-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $132,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $160,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $166,500 Heartland MLS as Distributed by MLS Grid
• 2025-08-03 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2019-10-02 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $339 · +9.3% YoY. Source: county tax records.