302 E Walsh St · Montgomery City, MO 63361

$125,000

3 bd · 1.0 ba · 1,581 sqft · Other public records · 138 Days on market

Built 1925 0.72 ac lot $79/sqft · 32% below area Est $234k · 47% under ↓ 24% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY. POSSIBLE AIR BNB AND POSSIBLE OPTION TO SPLIT LOT TO BUILD ADDITIONAL HOME. CHECK SETBACK RULES WITH MONTGOMERY CITY. Historical Home with 4 BEDROOMS, @2,025 SQ FT. on .724 Acres in the Heart of Montgomery City. High Ceilings and Expansive Living Space with Living Room, Separate Family Room and Separate Dining Room. Unique Floorplan with 2 Bedrooms on Main & 2 Bedrooms Up. Historical Home w/ Amazing Leaded Glass Windows. Gorgeous Solid Wood Pocket Doors & Hardwood Floors Thru-out Plus Main Floor Laundry & High-End Lennox HVAC. Amazing Home for the right Buyer who may be in the Trades & Would Love to Make this the Home of their Dreams. Walk the breathtaking.724 Acre with Soaring Trees Throughout. A Lot like this is Rarely Seen. Unique property w/ lots of potential for the right Buyers willing to put in Sweat Equity to Make it Your Perfect Home. Structural repairs needed. Please Only Serious Buyers that are Pre-approved Need inquire. This is an "As Is" Sale with Homeowner Making No Repairs. Please submit all offers on Special Sales Contract.

Key facts

• Leaded glass windows
• High ceilings
• Historic home

Tags

• HISTORIC HOME
• HIGH CEILINGS
• EXPANSIVE LIVING SPACE
• UNIQUE FLOORPLAN
• LEADED GLASS WINDOWS
• SOLID WOOD POCKET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $116k (6.8% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#334 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Montgomery County R-II (rural): math 30% / reading 42% proficiency, ranked #206 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 47 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1925 — 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: 0.93% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $234,429
• List price: $125,000
• Delta: -46.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-10,201
• Equity at exit: $18,638

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,938
• Equity at exit: $10,808

Cash invested: $35,000 (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 63361

• Home prices YoY: -2.7%
• Active inventory: 24
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $159

Break-even live

Break-even rent $964

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 138 DOM
2. 2026-06-17
   days on market $125,000 Active 137 DOM
3. 2026-06-16
   days on market $125,000 Active 136 DOM
4. 2026-06-15
   days on market $125,000 Active 135 DOM
5. 2026-06-13
   days on market $125,000 Active 133 DOM
6. 2026-06-12
   days on market $125,000 Active 132 DOM
7. 2026-06-09
   days on market $125,000 Active 129 DOM
8. 2026-06-08
   days on market $125,000 Active 128 DOM
9. 2026-06-07
   days on market $125,000 Active 127 DOM
10. 2026-06-05
    days on market $125,000 Active 125 DOM
11. 2026-06-04
    days on market $125,000 Active 123 DOM
12. 2026-06-02
    days on market $125,000 Active 122 DOM
13. 2026-06-01
    days on market $125,000 Active 121 DOM
14. 2026-05-31
    days on market $125,000 Active 120 DOM
15. 2026-02-21
    price $125,000 1112-char remark

    Show marketing remark (1112 chars)

    GREAT INVESTMENT PROPERTY. POSSIBLE AIR BNB AND POSSIBLE OPTION TO SPLIT LOT TO BUILD ADDITIONAL HOME. CHECK SETBACK RULES WITH MONTGOMERY CITY. Historical Home with 4 BEDROOMS, @2,025 SQ FT. on .724 Acres in the Heart of Montgomery City. High Ceilings and Expansive Living Space with Living Room, Separate Family Room and Separate Dining Room. Unique Floorplan with 2 Bedrooms on Main & 2 Bedrooms Up. Historical Home w/ Amazing Leaded Glass Windows. Gorgeous Solid Wood Pocket Doors & Hardwood Floors Thru-out Plus Main Floor Laundry & High-End Lennox HVAC. Amazing Home for the right Buyer who may be in the Trades & Would Love to Make this the Home of their Dreams. Walk the breathtaking.724 Acre with Soaring Trees Throughout. A Lot like this is Rarely Seen. Unique property w/ lots of potential for the right Buyers willing to put in Sweat Equity to Make it Your Perfect Home. Structural repairs needed. Please Only Serious Buyers that are Pre-approved Need inquire. This is an "As Is" Sale with Homeowner Making No Repairs. Please submit all offers on Special Sales Contract.

16. 2026-02-01
    listed $160,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    GREAT INVESTMENT PROPERTY. POSSIBLE AIR BNB AND POSSIBLE OPTION TO SPLIT LOT TO BUILD ADDITIONAL HOME. CHECK SETBACK RULES WITH MONTGOMERY CITY. Historical Home with 4 BEDROOMS, @2,025 SQ FT. on .724 Acres in the Heart of Montgomery City. High Ceilings and Expansive Living Space with Living Room, Separate Family Room and Separate Dining Room. Unique Floorplan with 2 Bedrooms on Main & 2 Bedrooms Up. Historical Home w/ Amazing Leaded Glass Windows. Gorgeous Solid Wood Pocket Doors & Hardwood Floors Thru-out Plus Main Floor Laundry & High-End Lennox HVAC. Amazing Home for the right Buyer who may be in the Trades & Would Love to Make this the Home of their Dreams. Walk the breathtaking.724 Acre with Soaring Trees Throughout. A Lot like this is Rarely Seen. Unique property w/ lots of potential for the right Buyers willing to put in Sweat Equity to Make it Your Perfect Home. Structural repairs needed. Please Only Serious Buyers that are Pre-approved Need inquire. This is an "As Is" Sale with Homeowner Making No Repairs. Please submit all offers on Special Sales Contract.

17. 2025-10-01
    status Active
18. 2024-07-05
    listed $165,000 Active
19. 2024-07-05
    historical

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$567/yr (+$47/mo · 87.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,974
• − Mortgage interest: −$7,002
• − Property taxes: −$645
• − Insurance: −$625
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,636
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,944/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: Montgomery County R-II
• NCES district ID: 2921330
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $40,644
• Composite: 30.24/100
• National rank: #6294
• State rank: #206 of 324 in MO

Livability — Montgomery City

• Score: 63/100
• State rank: #334
• US rank: #15238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery City, MO
• Population (ZIP): 4,477

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 10,582 people
• By 2030: 9,897 · -6.5%
• By 2040: 8,556 · -19.1%
• By 2050: 7,293 · -31.1%
• By 2075: 4,998 · -52.8%
• By 2100: 3,204 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Two or more races 3% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.7%
• 2008→2024 swing: -41.7pp toward R · 2008: -18.5pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+56.4 2016: R+55.4 2012: R+33.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.18%
• Current HPI: 259.8836
• 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

-24.2% since first listed

5 events — show timeline

• 2026-02-21 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-02-01 Listed $160,000 MARIS as Distributed by MLS Grid
• 2025-10-01 Relisted — MARIS as Distributed by MLS Grid
• 2024-07-05 Listed $165,000 MARIS as Distributed by MLS Grid
• 2024-07-05 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $645 · +6.6% YoY. Source: county tax records.