17355 Mo 19 · Alton, MO 65606

$65,000

2 bd · 1.0 ba · 1,710 sqft · Other public records · 214 Days on market

Built 2014 0.50 ac lot $38/sqft · 73% below area ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

Key facts

• Durable metal roof
• Wood stove
• Ramp access

Tags

• CABIN RETREAT
• VINTAGE METAL CABINETS
• DURABLE METAL ROOF
• MINI SPLIT SYSTEM
• WOOD STOVE
• RAMP ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.2% in Alton — 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 61/100 on livability (#441 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, schools F, crime F.
• Alton R-IV (rural): math 18% / reading 37% proficiency, ranked #283 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.6% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 214 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $168,256
• List price: $65,000
• Delta: -61.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.22×
• Total profit: $40,474
• Equity at exit: $35,350

10-year hold

• IRR: 35.2%
• Equity multiple: 6.48×
• Total profit: $99,748
• Equity at exit: $59,816

Cash invested: $18,200 (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 65606

• Home prices YoY: 3.4%
• Active inventory: 59
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $423

Break-even live

Break-even rent $492

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   historical Active Under Contract 923-char remark

   Show marketing remark (923 chars)

   Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

2. 2026-04-06
   status Active 923-char remark

   Show marketing remark (923 chars)

   Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

3. 2026-03-31
   status Pending 923-char remark

   Show marketing remark (923 chars)

   Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

4. 2025-12-09
   price $65,000 923-char remark

   Show marketing remark (923 chars)

   Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

5. 2025-10-21
   listed $69,000 Active 923-char remark

   Show marketing remark (923 chars)

   Adorable Cabin Retreat Near Alton - Endless Possibilities!Discover the charm and potential of this cozy cabin getaway, located just 2 miles from Alton and only 6 miles from the stunning Greer Springs! Whether you're looking for a personal retreat, vacation rental, or basecamp for outdoor adventure, this property offers unlimited possibilities. Enjoy easy access to multiple river points and the breathtaking Mark Twain National Forest, all while being conveniently close to town. The cabin features beautiful vintage metal cabinets, a durable metal roof, and is equipped with a mini split system and wood stove for year-round comfort. A ramp provides easy access, making entry simple and convenient for everyone. Surrounded by natural beauty and recreation, this is a rare opportunity to own a slice of the Ozarks with both peaceful seclusion and modern convenience. Don't miss your chance to make this your dream escape!

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$386/yr (+$32/mo · 158.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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: $12,316
• − Mortgage interest: −$3,641
• − Property taxes: −$244
• − Insurance: −$325
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,891
• Taxable income: $4,244
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,051/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: Alton R-IV
• NCES district ID: 2903060
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $29,501
• Composite: 22.1/100
• National rank: #8179
• State rank: #283 of 324 in MO

Livability — Alton

• Score: 61/100
• State rank: #441
• US rank: #18027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,540

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Arabic 2% Spanish 1% Vietnamese 1%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 142.0523
• 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

-5.8% since first listed

5 events — show timeline

• 2026-05-14 Contingent — SOMO
• 2026-04-06 Relisted — SOMO
• 2026-03-31 Pending — SOMO
• 2025-12-09 Price Changed $65,000 SOMO
• 2025-10-21 Listed $69,000 SOMO

Property tax history

+7.9%/yr

Latest (2025): $244 · +1.7% YoY. Source: county tax records.