275 Rhea St · Stotts City, MO 65756

$115,900

5 bd · 1.0 ba · 2,045 sqft · SingleFamily · 99 Days on market

Built 1890 10,454 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Nice home with an updated kitchen. And a few other updates as well. Home features five bedrooms and one bathroom. Another bathroom downstairs needs hooked up and finished. But some parts are there. Big front porch. Metal siding. Fenced in backyard. Nice outbuilding for extra storage. Pellet stove stays. One window unit air conditioner will stay. Some newer windows and a newer front door. Real hardwood floors in the kitchen. Deep freeze, oven, refrigerator, pellet stove, small air conditioner. Large oversized lot. With an extra home. We are giving that home no value. As it is not hooked up with any utilities. And has been used as a storage shed. Parcel NO. 07-7.0-36-002-005-012.000 1990 Home

Key facts

• Big front porch
• Pellet stove stays
• Metal siding

Tags

• UPDATED KITCHEN
• BIG FRONT PORCH
• METAL SIDING
• FENCED IN BACKYARD
• OUTBUILDING FOR EXTRA STORAGE
• PELLET STOVE STAYS

Property features AI

Exterior

• Parking: Additional parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Metal siding; Block foundation; Composition roof; Built prior to or in 2025
• Exterior features: Front porch; Outbuilding; Has a view; Chip-and-seal road access; Publicly maintained road; City street frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Pellet stove heating; Window AC units
• Interior features: Crown molding

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#954 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon Elem. (308 students, 53% FRL); Mt. Vernon Middle (math 36% / reading 43%, grade F, #189 of 391 statewide, top 51%, 361 students, 48% FRL); Mt. Vernon High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 458 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($801 loan paydown + $1k appreciation (1.1% local appreciation)).
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.53×
• Total profit: $17,188
• Equity at exit: $40,258

10-year hold

• IRR: 14.1%
• Equity multiple: 2.73×
• Total profit: $56,094
• Equity at exit: $54,038

Cash invested: $32,452 (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 65756

• Home prices YoY: 0.7%
• Active inventory: 5
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $225

Break-even live

Break-even rent $1,014

Max offer price $115,900

Occupancy floor 78%

Sensitivity live

Price	-10% $305	-5% $265	+0% $225	+5% $185	+10% $145
Rent	-10% $123	-5% $174	+0% $225	+5% $277	+10% $328
Rate	-1.0pp $284	-0.5pp $255	base $225	+0.5pp $195	+1.0pp $165

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   status Active
3. 2026-03-31
   price $115,900
4. 2026-03-16
   price $124,900
5. 2026-02-13
   status Active
6. 2026-02-09
   status Pending
7. 2025-11-04
   listed $129,900 Active
8. 2014-01-30
   listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $15,589
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,372
• Taxable income: $913
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,485/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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Stotts City

• Score: 46/100
• State rank: #954
• US rank: #26399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stotts City, MO
• Population (ZIP): 775

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 13% Serbian 12% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.11%
• Current HPI: 165.9714
• 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

+365.5% since first listed

8 events — show timeline

• 2026-05-07 Pending — SOMO
• 2026-05-05 Relisted — SOMO
• 2026-03-31 Price Changed $115,900 SOMO
• 2026-03-16 Price Changed $124,900 SOMO
• 2026-02-13 Relisted — SOMO
• 2026-02-09 Pending — SOMO
• 2025-11-04 Listed $129,900 SOMO
• 2014-01-30 Listed $24,900 SOMO