308 6th Dr · Montrose, MO 64770

$120,000

3 bd · 1.0 ba · 1,390 sqft · Other public records · 14 Days on market

Built 1920 0.40 ac 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.9/10.0
• 1% rule +4.7/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful 1.5-story home full of character and timeless charm, nestled in the heart of Montrose, Missouri. Built in 1920, this classic property offers the kind of space, craftsmanship, and history that's hard to find in today's market — and it's just a short walk to the schools, making it ideal for families looking to put down roots in a friendly small-town community. Step inside and you'll find generous room sizes throughout, with plenty of space to spread out, entertain, and make your own. While the home is move-in ready with major updates already taken care of — including a newer furnace, central air, and hot water heater — it's also ready for your perso

Key facts

• Walkable to schools
• 30x30 shop
• 0.4 acre lot

Tags

• 30X30 SHOP
• 20X60 COVERED STORAGE
• WALKABLE TO SCHOOLS

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: 220 volts available in laundry
• Home design: Single family residence; One and one-half stories
• Construction: Vinyl siding; Composition roof; Stone and brick/mortar foundation; Built above grade: 2,100 finished square feet
• Exterior features: Covered porch; Covered patio

Interior

• Kitchen: Gas oven; Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Wood window frames; Gas water heater
• Laundry & utility: 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $142 ($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 (3.4% below list).
• Recommended offer: $116k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#832 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Montrose R-Xiv (rural): math 35% / reading 50% proficiency, ranked #260 of 535 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.9% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $120k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,911 (3.4% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 0.97% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.50×
• Total profit: $16,661
• Equity at exit: $46,675

10-year hold

• IRR: 12.4%
• Equity multiple: 2.65×
• Total profit: $55,513
• Equity at exit: $66,713

Cash invested: $33,600 (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 64770

• Home prices YoY: 1.8%
• Active inventory: 5
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $142

Break-even live

Break-even rent $979

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending 1438-char remark
2. 2026-04-29
   listed $120,000 Active 1438-char remark
3. 2010-08-20
   soldstatus $46,000
4. 1977-08-01
   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: $1,129 · $94/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$35/yr (+$3/mo · 3.1%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,909
• − Mortgage interest: −$6,722
• − Property taxes: −$1,129
• − Insurance: −$600
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,491
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,770/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: Montrose R-Xiv
• NCES district ID: 2921360
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $39,390
• Composite: 37.85/100
• National rank: #8713
• State rank: #260 of 535 in MO

Livability — Montrose

• Score: 53/100
• State rank: #832
• US rank: #24597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, MO
• Population (ZIP): 1,163

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 107.5254
• 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

+160.9% since first listed

4 events — show timeline

• 2026-05-13 Pending — WCAR
• 2026-04-29 Listed $120,000 WCAR
• 2010-08-20 Sold (Public Records) $46,000 Public Records
• 1977-08-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,129 · +7.0% YoY. Source: county tax records.