162 E 7th St · Trenton, MO 64683

$89,900

2 bd · 1.0 ba · 1,777 sqft · SingleFamily public records · 58 Days on market

Built 1930 7,500 sqft lot $51/sqft · 6% below area Est $106k · 15% under

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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 +26.9/30.0
• ARV discount +14.4/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow full of character and potential! This inviting 2-bedroom, 1-bath home offers a spacious layout with a welcoming living room, formal dining room, and beautiful original woodwork throughout that highlights the home’s timeless charm. The kitchen features attractive wood cabinetry and comes complete with all appliances, plus a convenient laundry room just off the kitchen for added functionality. A pantry provides great additional storage space. Enjoy relaxing mornings on the covered front porch, enclosed front porch, or unwind in the bright sunroom/family room filled with natural light. Upstairs has been used for storage but offers excellent potential—with a little TLC it could easily be transformed into a large third bedroom, hobby space, or bonus room. The unfinished basement provides ample storage and includes access to the one-car garage. Situated on a desirable corner lot and located close to downtown, this property combines charm, space, and opportunity in a fantastic location.

Key facts

• Covered front porch
• Unfinished basement
• Original woodwork

Tags

• ORIGINAL WOODWORK
• COVERED FRONT PORCH
• ENCLOSED FRONT PORCH
• BRIGHT SUNROOM
• UNFINISHED BASEMENT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 6.2% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grundy 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $106,068
• List price: $89,900
• Delta: -15.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 E 7th St	0.00mi	2/1.0	1,979 (+11%)	0mo	$89,900	$45	81
1428 Cedar St	0.56mi	3/1.0 (+1)	1,696 (-5%)	1mo	$49,900	$29	60
911 Laclede St	0.23mi	3/2.0 (+1)	1,714 (-4%)	19mo	$175,000	$102	58
502 Ridgeway St	0.19mi	3/2.0 (+1)	1,556 (-12%)	4mo	$149,900	$96	58
302 E 10th Ct	0.27mi	3/1.5 (+1)	1,516 (-15%)	0mo	$79,900	$53	56
805 E 5th St	0.36mi	3/1.0 (+1)	1,719 (-3%)	24mo	$194,500	$113	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,299
• Equity at exit: $13,404

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $21,500
• Equity at exit: $7,773

Cash invested: $25,172 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $249

Break-even live

Break-even rent $709

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Active 1024-char remark

   Show marketing remark (1024 chars)

   Charming bungalow full of character and potential! This inviting 2-bedroom, 1-bath home offers a spacious layout with a welcoming living room, formal dining room, and beautiful original woodwork throughout that highlights the home’s timeless charm. The kitchen features attractive wood cabinetry and comes complete with all appliances, plus a convenient laundry room just off the kitchen for added functionality. A pantry provides great additional storage space. Enjoy relaxing mornings on the covered front porch, enclosed front porch, or unwind in the bright sunroom/family room filled with natural light. Upstairs has been used for storage but offers excellent potential—with a little TLC it could easily be transformed into a large third bedroom, hobby space, or bonus room. The unfinished basement provides ample storage and includes access to the one-car garage. Situated on a desirable corner lot and located close to downtown, this property combines charm, space, and opportunity in a fantastic location.

2. 2026-04-16
   status Pending 1024-char remark

   Show marketing remark (1024 chars)

   Charming bungalow full of character and potential! This inviting 2-bedroom, 1-bath home offers a spacious layout with a welcoming living room, formal dining room, and beautiful original woodwork throughout that highlights the home’s timeless charm. The kitchen features attractive wood cabinetry and comes complete with all appliances, plus a convenient laundry room just off the kitchen for added functionality. A pantry provides great additional storage space. Enjoy relaxing mornings on the covered front porch, enclosed front porch, or unwind in the bright sunroom/family room filled with natural light. Upstairs has been used for storage but offers excellent potential—with a little TLC it could easily be transformed into a large third bedroom, hobby space, or bonus room. The unfinished basement provides ample storage and includes access to the one-car garage. Situated on a desirable corner lot and located close to downtown, this property combines charm, space, and opportunity in a fantastic location.

3. 2026-03-13
   listed $89,900 Active 1024-char remark

   Show marketing remark (1024 chars)

   Charming bungalow full of character and potential! This inviting 2-bedroom, 1-bath home offers a spacious layout with a welcoming living room, formal dining room, and beautiful original woodwork throughout that highlights the home’s timeless charm. The kitchen features attractive wood cabinetry and comes complete with all appliances, plus a convenient laundry room just off the kitchen for added functionality. A pantry provides great additional storage space. Enjoy relaxing mornings on the covered front porch, enclosed front porch, or unwind in the bright sunroom/family room filled with natural light. Upstairs has been used for storage but offers excellent potential—with a little TLC it could easily be transformed into a large third bedroom, hobby space, or bonus room. The unfinished basement provides ample storage and includes access to the one-car garage. Situated on a desirable corner lot and located close to downtown, this property combines charm, space, and opportunity in a fantastic location.

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$259/yr (+$22/mo · 42.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,296
• − Mortgage interest: −$5,036
• − Property taxes: −$614
• − Insurance: −$450
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,615
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,606/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

3 events — show timeline

• 2026-05-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $614 · +15.3% YoY. Source: county tax records.