517 W 3rd St · Anderson, MO 64831

$79,900

3 bd · 1.0 ba · 792 sqft · Other public records · 5 Days on market

Built 1909 0.33 ac lot

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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
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home is located on the corner of 3rd and Anderson Street in Anderson, Missouri. It is situated on a large lot with beautiful mature trees, this property offers plenty of outdoor space to enjoy. You can relax on the inviting front porch or entertain guests on the spacious back deck. Great small-town setting with plenty of character and curb appeal! Selling home AS-IS. Pictures depict homes current state, some pictures are followed with digitally altered photos to show homes potential!!

Key facts

• Front porch
• Large lot
• Curb appeal

Tags

• CORNER LOT
• LARGE LOT
• MATURE TREES
• FRONT PORCH
• BACK DECK
• CURB APPEAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Exterior features: Privacy fencing; Property has a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; No cooling
• Interior features: Natural gas central heating; No cooling system

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 61/100 on livability (#438 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Mcdonald County R-I (rural): math 34% / reading 41% proficiency, ranked #192 of 324 in MO (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anderson Elem. (math 50% / reading 53%, grade C-, #268 of 1,115 statewide, top 24%, 513 students, 65% FRL); Anderson Middle (math 37% / reading 42%, grade F, #189 of 391 statewide, top 51%, 234 students, 61% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 20 units permitted in McDonald County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McDonald County population projected at -14% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $79,900

Questions for the listing agent

1. Built in 1909 — 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. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.5

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $15,776
• Equity at exit: $11,913

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $50,678
• Equity at exit: $6,908

Cash invested: $22,372 (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 64831

• Home prices YoY: -8.2%
• Active inventory: 56
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $451

Break-even live

Break-even rent $629

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $496	-5% $474	+0% $451	+5% $429	+10% $406
Rent	-10% $356	-5% $404	+0% $451	+5% $499	+10% $546
Rate	-1.0pp $491	-0.5pp $472	base $451	+0.5pp $431	+1.0pp $409

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Beaver Cir Dr Anderson, MO	3.0	1.5	1040	$1,200	$1.15	45d	1	0.21mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $79,900 Pending 5 DOM
2. 2026-06-10
   days on market $79,900 Active 4 DOM
3. 2026-06-09
   days on market $79,900 Active 3 DOM
4. 2026-06-08
   days on market $79,900 Active 2 DOM
5. 2026-06-07
   remarks 512-char remark
6. 2026-06-07
   listed $79,900 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: $534 · $44/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$241/yr (+$20/mo · 45.2%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,400
• − Mortgage interest: −$4,476
• − Property taxes: −$534
• − Insurance: −$400
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,324
• Taxable income: $4,363
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,368/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: Mcdonald County R-I
• NCES district ID: 2920610
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $38,301
• Composite: 31.28/100
• National rank: #6017
• State rank: #192 of 324 in MO

Livability — Anderson

• Score: 61/100
• State rank: #438
• US rank: #17921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anderson, MO
• City population: 6,288
• Population (ZIP): 6,288

Population outlook (McDonald County) Hauer SSP2

• Today (2025): 21,753 people
• By 2030: 21,154 · -2.8%
• By 2040: 19,946 · -8.3%
• By 2050: 18,666 · -14.2%
• By 2075: 16,201 · -25.5%
• By 2100: 14,550 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 15% Hispanic / Latino 10% Pacific Islander 3% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 1% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · McDonald

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -31.3pp toward R · 2008: -37.4pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+66.6 2016: R+64.0 2012: R+48.3 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.19%
• Current HPI: 181.1405
• 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

1 event — show timeline

• 2026-06-06 Listed $79,900 SOMO

Property tax history

+7.2%/yr

Latest (2025): $534 · +8.9% YoY. Source: county tax records.