425 N Fountain St · Carterville, MO 64835

$110,000

3 bd · 1.0 ba · 1,696 sqft · Other public records · 11 Days on market

Built 1965 0.32 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom (could be 4), 1 bath house on double lot (extra lot is buildable). Back room (7x19) added Dec. 2019, has separate heating/cooling unit. Whole house Generac generator. Detached 25x32 metal garage/workshop with concrete floor and water. Additional outbuilding stays.

Key facts

• Vacant lot
• Partial basement
• Large lot

Tags

• LARGE LOT
• PARTIAL BASEMENT
• DETACHED GARAGE
• CARPORT
• VACANT LOT

Property features AI

Finance

• Financial info: Annual tax noted (amount on file)

Exterior

• Parking: Detached 2-car garage; Detached 1-car carport; Additional listed parking: 2 Car Det Garage, 1 Car Det Carport
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding property; Level topography
• Construction: Vinyl siding; Shingle roof; Built area above grade: 1,696
• Exterior features: Covered porch; Porch

Interior

• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Wall-mounted cooling units
• Interior features: Ceiling fans; Walk-in closets; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 72/100 on livability (#90 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Webb City R-VII (suburban): math 53% / reading 60% proficiency, ranked #21 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carterville Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 239 students, 57% FRL); Webb City Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% FRL).
• Market conditions: 21 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.6

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,007
• Equity at exit: $16,401

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $40,160
• Equity at exit: $9,511

Cash invested: $30,800 (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 64835

• Home prices YoY: -7.8%
• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $406

Break-even live

Break-even rent $865

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $468	-5% $437	+0% $406	+5% $375	+10% $344
Rent	-10% $297	-5% $352	+0% $406	+5% $460	+10% $515
Rate	-1.0pp $461	-0.5pp $434	base $406	+0.5pp $377	+1.0pp $348

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 N Washington St Carterville, MO	3.0	2.0	1180	$1,400	$1.19	21d	1	0.21mi
612 Easton Unit B Webb City, MO	3.0	2.0	1560	$1,300	$0.83	21d	1	0.66mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	21d	1	0.84mi
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	21d	1	1.09mi

Listing history 13 events

1. 2026-06-09
   status $110,000 Pending 11 DOM
2. 2026-06-08
   days on market $110,000 Active 11 DOM
3. 2026-06-07
   days on market $110,000 Active 10 DOM
4. 2026-06-05
   days on market $110,000 Active 7 DOM
5. 2026-06-02
   days on market $110,000 Active 5 DOM
6. 2026-06-01
   days on market $110,000 Active 4 DOM
7. 2026-05-31
   days on market $110,000 Active 3 DOM
8. 2026-05-30
   days on market $110,000 Active 2 DOM
9. 2026-05-26
   listed $110,000 Active
10. 2021-12-13
    soldstatus Closed 274-char remark

    Show marketing remark (274 chars)

    3 bedroom (could be 4), 1 bath house on double lot (extra lot is buildable). Back room (7x19) added Dec. 2019, has separate heating/cooling unit. Whole house Generac generator. Detached 25x32 metal garage/workshop with concrete floor and water. Additional outbuilding stays.

11. 2021-12-13
    soldstatus $80,000

    Show marketing remark (274 chars)

    3 bedroom (could be 4), 1 bath house on double lot (extra lot is buildable). Back room (7x19) added Dec. 2019, has separate heating/cooling unit. Whole house Generac generator. Detached 25x32 metal garage/workshop with concrete floor and water. Additional outbuilding stays.

12. 2021-10-29
    listed $77,000 274-char remark

    Show marketing remark (274 chars)

    3 bedroom (could be 4), 1 bath house on double lot (extra lot is buildable). Back room (7x19) added Dec. 2019, has separate heating/cooling unit. Whole house Generac generator. Detached 25x32 metal garage/workshop with concrete floor and water. Additional outbuilding stays.

13. 1971-10-26
    soldstatus

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$343/yr (+$29/mo · 47.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,541
• − Mortgage interest: −$6,162
• − Property taxes: −$724
• − Insurance: −$550
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,200
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,090/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: Webb City R-VII
• NCES district ID: 2931500
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $45,022
• Composite: 47.68/100
• National rank: #2244
• State rank: #21 of 324 in MO

Livability — Carterville

• Score: 72/100
• State rank: #90
• US rank: #6139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carterville, MO
• City population: 1,978
• Population (ZIP): 1,978

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.03%
• Current HPI: 189.2
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $110,000 OGAR
• 2021-12-13 Sold (Public Records) $80,000 Public Records
• 2021-12-13 Sold (MLS) — OGAR
• 2021-10-29 Listed $77,000 OGAR
• 1971-10-26 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $724 · +10.0% YoY. Source: county tax records.