118 Wallach Dr · Murphy, MO 63026

$225,000

3 bd · 1.0 ba · 1,112 sqft · Other public records · 3 Days on market

Built 1984 0.50 ac lot $21/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bedroom, 2 bath Ranch with 2 car Carport on Scenic ½ Acre Lot on a Private road is now available for purchase. Original garage was converted to a Primary Bedroom Suite but is currently used as a family room. This all electric, much loved One Level Home is ready for a new family to make it their own. Seller prefers an AS-IS Sale on Special Sales Contract. Inspections are welcome for buyer information only. Seller will do no repairs. All appliances are included: (washer, dryer, refrigerator, portable microwave) ANY OFFERS SHOULD BE RECEIVED NO LATER THAN 5:00 PM WEDNESDAY JUNE 10 WITH ACCEPTANCE DEADLINE THURSDAY JUNE 11 AT 10:00 AM

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Gentle sloping lot with asphalt private road frontage; Lot dimensions approximately 109 x 200; Community features include sewer gutters and storm sewer
• HOA & community: Part of Wallach Rd Association; Annual association fee of $250 covering parking/roads maintenance and snow removal; Association provides other amenities (unspecified)

Exterior

• Parking: Carport with 2 spaces; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (electric service listed as Other); Natural gas not available
• Home design: Single-family home; One level; Private ownership
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built by builder (year built source: Builder)
• Exterior features: Patio; Chain link partial backyard fence; Shed(s)

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central air; Wall/window air conditioning units
• Interior features: Laminate counters; Open floorplan; Insulated windows
• Laundry & utility: Laundry room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $204k (9.3% below list).
• Recommended offer: $204k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.0% in Murphy — 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 60/100 on livability (#461 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Murphy Elem. (math 47% / reading 42%, grade F, #413 of 1,115 statewide, top 42%, 463 students, 48% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $225k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,137 (9.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-13,480
• Equity at exit: $33,548

10-year hold

• IRR: 8.8%
• Equity multiple: 1.80×
• Total profit: $50,565
• Equity at exit: $19,454

Cash invested: $63,000 (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 63026

• Rents YoY: 7.7%
• Active inventory: 146
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$94
• HOA: −$21
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $202

Break-even live

Break-even rent $1,785

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Clay Creek Trl Fenton, MO	1.0–2.0	1.0–2.0	1071	$2,081	$1.94	1d	17	0.87mi
63 Patricia Pl Fenton, MO	3.0	1.0	1091	$1,995	$1.83	10d	1	0.89mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: electric

Listing history 6 events

1. 2026-06-13
   statusdays on market $225,000 Pending 3 DOM
2. 2026-06-10
   remarks 650-char remark
3. 2026-06-09
   statusdays on market $225,000 Active 1 DOM
4. 2026-06-08
   days on market $225,000 Coming Soon 4 DOM
5. 2026-06-07
   days on market $225,000 Coming Soon 3 DOM
6. 2026-06-05
   listed $225,000 Coming Soon 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: $1,389 · $116/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$793/yr (+$66/mo · 57.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,496
• − Mortgage interest: −$12,603
• − Property taxes: −$1,389
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$252
• − Depreciation: −$6,545
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $2,748/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — Murphy

• Score: 60/100
• State rank: #461
• US rank: #18506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphy, MO
• County: Jefferson County · 108,544 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 45,354
• Household income: $97,553
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 513.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.59%
• Current HPI: 211.8944
• Rent YoY: ▲ 7.72%
• Metro: St. Louis, MO-IL
• 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

+114.3% since first listed

3 events — show timeline

• 2026-06-04 Coming Soon $225,000 MARIS as Distributed by MLS Grid
• 2004-01-02 Sold (Public Records) $105,000 Public Records
• 2001-05-16 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,389 · +6.9% YoY. Source: county tax records.