1610 Barnes St · Piedmont, MO 63957

$85,000

4 bd · 1.0 ba · 1,607 sqft · Other public records · 14 Days on market

Built 1957 0.26 ac lot $53/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLERS!! Opportunity awaits with this 4-bedroom, 1-bath 1,607 square-foot home packed with potential! Perfect for investors, flippers, or buyers looking to put their personal touch on a property, this fixer-upper offers a spacious layout and solid features to build from. The home includes a detached garage, concrete driveway, whole-house sprinkler system, and fire alarm system already in place. With some TLC and updates, this property could truly be transformed into something special. Conveniently located and priced to reflect the opportunity — bring your vision and unlock the potential this home has to offer!

Key facts

• 0.26 acre lot
• Garage
• Built 1957

Property features AI

Finance

• Other: Estimated above-grade finished living area ~1,607 (source: estimated)
• Financial info: Lease not considered

Exterior

• Parking: Concrete driveway; Attached garage (1 car) roughly 24x24
• Utilities: Public water; Public sewer; Electric 220 volts; Electricity connected; Natural gas connected; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Stone veneer and vinyl siding exterior; Metal roof
• Exterior features: Entry steps/stairs; Back yard; Front yard; City lot; Garage(s)

Interior

• Kitchen: Kitchen on main level (approximately 18x11)
• Bedrooms: Four bedrooms on the main level (sizes include 10x14, 11x14, 9x11, 9x11)
• Bathrooms: One full bathroom on the main level (approximately 8x7)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Free-standing fireplace; Lighting; Fire alarm

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.4% vs local median 4.3% in Piedmont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#854 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Clearwater R-I (rural): math 33% / reading 33% proficiency, ranked #255 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clearwater Elementary (math 42% / reading 32%, grade F, #611 of 1,115 statewide, top 59%, 414 students, 72% FRL); Clearwater High (math 34% / reading 57%, grade D-, #174 of 521 statewide, top 33%, 239 students, 55% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 69 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (5.9% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1957 — 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: 1.52% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $178,831
• List price: $85,000
• Delta: -52.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.35×
• Total profit: $55,839
• Equity at exit: $52,865

10-year hold

• IRR: 33.9%
• Equity multiple: 6.86×
• Total profit: $139,400
• Equity at exit: $95,379

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 63957

• Home prices YoY: 3.7%
• Active inventory: 69
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $500

Break-even live

Break-even rent $655

Max offer price $85,000

Occupancy floor 56%

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 2 events

1. 2026-05-09
   listed $85,000 Active 634-char remark
2. 2026-05-09
   historical $85,000 634-char remark

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$390/yr (+$33/mo · 89.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,456
• − Mortgage interest: −$4,761
• − Property taxes: −$434
• − Insurance: −$425
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,473
• Taxable income: $4,890
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,829/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: Clearwater R-I
• NCES district ID: 2909750
• Math proficiency: 33% ▲ 1.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $31,119
• Composite: 26.89/100
• National rank: #7095
• State rank: #255 of 324 in MO

Livability — Piedmont

• Score: 52/100
• State rank: #854
• US rank: #24925

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

• Census place: Piedmont, MO
• Population (ZIP): 5,068

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 165.6832
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-09 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-05-09 Coming Soon $85,000 MARIS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $434 · +11.8% YoY. Source: county tax records.