22465 Us Highway 61 · Morley, MO 63771

$85,000

4 bd · 2.0 ba · 1,728 sqft · Other public records · 22 Days on market

Built 1950 0.52 ac lot ↓ 26% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Looking for a fixer upper? No problem. This 1700 sq ft home is perfect for an investment, or your dream home. If you've read this for you have enough interest to give it a view & see for yourself!

Key facts

• 0.52 acre lot
• Built 1950
• Listed 22 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Gravel parking
• Security: Security service
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer connected; Water available
• Home design: Single-family residence; One level; Private ownership; Fixer condition
• Construction: Lap and vinyl siding; Shingle roof; Block foundation; Built area reported from public records
• Exterior features: Covered patio/porch; Deck; Rear porch; Partial fencing; Pole barn(s)

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 4 bedrooms on the main level; One bedroom needs a closet
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Ceiling fans and electric cooling
• Interior features: Ceiling fans; Bay window; Security system; Storage
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#790 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Scott County Central (rural): math 20% / reading 30% proficiency, ranked #489 of 535 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Scott Co. Central Elem. (math 32% / reading 27%, grade F, #813 of 1,115 statewide, top 75%, 138 students, 98% FRL); Scott Co. Central High (math 27% / reading 42%, grade F, #321 of 521 statewide, top 67%, 136 students, 98% FRL) — zoned schools average 98% FRL vs 63% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 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 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 6.0

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: 26.7%
• Equity multiple: 2.51×
• Total profit: $36,009
• Equity at exit: $38,214

10-year hold

• IRR: 27.3%
• Equity multiple: 4.87×
• Total profit: $92,020
• Equity at exit: $58,889

Cash invested: $23,800 (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 63771

• Home prices YoY: 2.2%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $405

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $453	-5% $429	+0% $405	+5% $381	+10% $357
Rent	-10% $312	-5% $359	+0% $405	+5% $451	+10% $498
Rate	-1.0pp $448	-0.5pp $427	base $405	+0.5pp $383	+1.0pp $361

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 22 DOM
2. 2026-06-18
   days on market $85,000 Active 20 DOM
3. 2026-06-17
   days on market $85,000 Active 19 DOM
4. 2026-06-16
   days on market $85,000 Active 18 DOM
5. 2026-06-15
   days on market $85,000 Active 17 DOM
6. 2026-06-13
   days on market $85,000 Active 15 DOM
7. 2026-06-12
   days on market $85,000 Active 14 DOM
8. 2026-06-09
   days on market $85,000 Active 11 DOM
9. 2026-06-08
   days on market $85,000 Active 10 DOM
10. 2026-06-07
    days on market $85,000 Active 9 DOM
11. 2026-06-07
    days on market $85,000 Active 8 DOM
12. 2026-06-04
    days on market $85,000 Active 5 DOM
13. 2026-06-02
    days on market $85,000 Active 4 DOM
14. 2026-06-01
    days on market $85,000 Active 3 DOM
15. 2026-05-31
    days on market $85,000 Active 2 DOM
16. 2026-05-29
    listed $85,000 Active
17. 2025-05-21
    status Active
18. 2025-05-15
    status Pending
19. 2025-05-12
    status Active
20. 2025-04-24
    status Pending
21. 2025-04-24
    historical Active Under Contract
22. 2025-01-10
    listed $115,000 Active

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$350/yr (+$29/mo · 73.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,062
• − Mortgage interest: −$4,761
• − Property taxes: −$474
• − Insurance: −$425
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,473
• Taxable income: $3,679
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,978/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: Scott County Central
• NCES district ID: 2921420
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $38,765
• Composite: 24.01/100
• National rank: #13177
• State rank: #489 of 535 in MO

Livability — Morley

• Score: 54/100
• State rank: #790
• US rank: #24033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 551
• Population (ZIP): 2,461

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.00%
• Current HPI: 140.2702
• 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

-26.1% since first listed

7 events — show timeline

• 2026-05-29 Listed $85,000 MARIS as Distributed by MLS Grid
• 2025-05-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-15 Pending — MARIS as Distributed by MLS Grid
• 2025-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-24 Pending — MARIS as Distributed by MLS Grid
• 2025-04-24 Contingent — MARIS as Distributed by MLS Grid
• 2025-01-10 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $474 · +10.5% YoY. Source: county tax records.