3501 State Highway 96 · La Russell, MO 64848

$145,000

3 bd · 1.0 ba · 1,055 sqft · Other public records · 18 Days on market

Built 1950 1.15 ac lot ↓ 28% since listing

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Charming rustic 4 bed 2 bath home. There is a loft/bonus room that would be great for an office or play room and a 3 bay detached garage. Home will be sold ''as is''.

Key facts

• Loft bonus room
• Detached garage
• 1.15 acre lot

Tags

• LOFT BONUS ROOM
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Driveway; Additional parking
• Utilities: Private water; Septic tank
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Metal roof; Permanent foundation; Built on 1.15-acre lot
• Exterior features: Garden; Front porch

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Wood heating
• Interior features: Tile countertops; Window coverings, shutters and blinds
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (31.0% below list).
• Recommended offer: $100k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#871 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime F, amenities F.
• Miller R-II (rural): math 25% / reading 33% proficiency, ranked #276 of 324 in MO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Miller High (math 12% / reading 32%, grade F, #462 of 521 statewide, top 90%, 288 students, 54% FRL) — zoned schools at 54% 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 $6k of equity ($1k loan paydown + $5k appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $100,081 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.38×
• Total profit: $15,533
• Equity at exit: $67,922

10-year hold

• IRR: 9.2%
• Equity multiple: 2.44×
• Total profit: $58,287
• Equity at exit: $106,846

Cash invested: $40,600 (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 64848

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-69

Break-even live

Break-even rent $1,089

Max offer price $132,732

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-28	+0% $-69	+5% $-110	+10% $-152
Rent	-10% $-149	-5% $-109	+0% $-69	+5% $-30	+10% $10
Rate	-1.0pp $4	-0.5pp $-33	base $-69	+0.5pp $-107	+1.0pp $-145

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $145,000 Active 18 DOM
2. 2026-06-18
   days on market $145,000 Active 15 DOM
3. 2026-06-17
   days on market $145,000 Active 14 DOM
4. 2026-06-16
   days on market $145,000 Active 13 DOM
5. 2026-06-15
   days on market $145,000 Active 12 DOM
6. 2026-06-14
   days on market $145,000 Active 10 DOM
7. 2026-06-10
   days on market $145,000 Active 7 DOM
8. 2026-06-09
   days on market $145,000 Active 6 DOM
9. 2026-06-08
   days on market $145,000 Active 5 DOM
10. 2026-06-07
    days on market $145,000 Active 4 DOM
11. 2026-06-03
    remarks 166-char remark
12. 2026-06-03
    listed $145,000 Active 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: $471 · $39/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$935/yr (+$78/mo · 198.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,010
• − Mortgage interest: −$8,122
• − Property taxes: −$471
• − Insurance: −$725
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$4,218
• Taxable loss: −$3,449
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $-6/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: Miller R-II
• NCES district ID: 2921000
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $44,658
• Composite: 24.83/100
• National rank: #7592
• State rank: #276 of 324 in MO

Livability — La Russell

• Score: 51/100
• State rank: #871
• US rank: #25195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 692

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 5% Slovak 1%
• Languages at home: 58% English-only · German/W. Germanic 42%

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: ▲ 3.33%
• Current HPI: 181.4892
• 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

-27.5% since first listed

6 events — show timeline

• 2026-06-03 Listed $145,000 SOMO
• 2026-04-12 Pending — SOMO
• 2026-03-23 Price Changed $190,000 SOMO
• 2026-03-01 Relisted — SOMO
• 2025-11-29 Pending — SOMO
• 2025-10-23 Listed $200,000 SOMO

Property tax history

+4.1%/yr

Latest (2025): $471 · +6.4% YoY. Source: county tax records.