103 N Mill St · Windsor, MO 65360

$54,900

2 bd · 1.0 ba · 780 sqft · Other public records · 77 Days on market

Built 1910 5,412 sqft lot $70/sqft · 47% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

Key facts

• Covered front porch
• Metal roof
• Remodeled bathroom

Tags

• COVERED FRONT PORCH
• VINYL EXTERIOR
• METAL ROOF
• ORIGINAL HARDWOOD FLOORS
• REMODELED BATHROOM
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.4% in Windsor — 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 65/100 on livability (#288 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Henry County R-I (town): math 27% / reading 34% proficiency, ranked #270 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $5k appreciation (10.0% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $55k implies a 449% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $112,977
• List price: $54,900
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.91×
• Total profit: $44,688
• Equity at exit: $49,458

10-year hold

• IRR: 32.5%
• Equity multiple: 8.80×
• Total profit: $119,898
• Equity at exit: $106,659

Cash invested: $15,372 (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 65360

• Home prices YoY: 9.7%
• Active inventory: 46
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $233

Break-even live

Break-even rent $406

Max offer price $54,900

Occupancy floor 62%

Sensitivity live

Price	-10% $264	-5% $248	+0% $233	+5% $217	+10% $136
Rent	-10% $177	-5% $205	+0% $233	+5% $260	+10% $288
Rate	-1.0pp $260	-0.5pp $247	base $233	+0.5pp $218	+1.0pp $204

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Benton St Unit B Windsor, MO	2.0	1.0	800	$700	$0.88	45d	1	0.39mi

Listing history 15 events

1. 2026-06-03
   status $54,900 Pending 77 DOM
2. 2026-06-02
   days on market $54,900 Active 77 DOM
3. 2026-06-01
   days on market $54,900 Active 76 DOM
4. 2026-05-31
   days on market $54,900 Active 75 DOM
5. 2026-05-30
   days on market $54,900 Active 74 DOM
6. 2026-05-18
   price $54,900 775-char remark

   Show marketing remark (775 chars)

   Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

7. 2026-04-29
   price $59,900 775-char remark

   Show marketing remark (775 chars)

   Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

8. 2026-04-14
   price $64,900 775-char remark

   Show marketing remark (775 chars)

   Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

9. 2026-03-25
   price $69,900 775-char remark

   Show marketing remark (775 chars)

   Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

10. 2026-03-17
    listed $75,000 Active 775-char remark

    Show marketing remark (775 chars)

    Lots of possibilities! This 2-bedroom, 1-bath home offers a covered front porch perfect for relaxing and enjoying the neighborhood. The low-maintenance vinyl exterior and durable metal roof add long-term value and peace of mind. Inside, you’ll find some original hardwood floors that add character, along with a remodeled bathroom for modern comfort. Located in a convenient central location within walking distance to downtown, and easy access to the Katy Trail this home is ideal for buyers looking for small-town charm with everyday convenience. Positioned between Sedalia and Clinton, it also offers a great commuting option. With its location and layout, this property would make a great home, Airbnb or investment opportunity. Cash or conventional financing only.

11. 2016-10-05
    soldstatus 266-char remark

    Show marketing remark (266 chars)

    This Adorable home is located on a nice and quiet street. 2 Bedrooms and 1 full bath. This kitchen is spacious with lovely wood cabinets! Complete with stove and refrigerator. Lots of potential! This home is priced to sell Fast! Call for a showing today. SOLD AS IS

12. 2016-07-07
    listed $19,900 266-char remark

    Show marketing remark (266 chars)

    This Adorable home is located on a nice and quiet street. 2 Bedrooms and 1 full bath. This kitchen is spacious with lovely wood cabinets! Complete with stove and refrigerator. Lots of potential! This home is priced to sell Fast! Call for a showing today. SOLD AS IS

13. 2014-10-29
    soldstatus
14. 2014-05-06
    listed $9,900
15. 1987-04-01
    soldstatus $10,000

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$417/yr (+$35/mo · 360.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$3,075
• − Property taxes: −$116
• − Insurance: −$274
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,597
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,313/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: Henry County R-I
• NCES district ID: 2932110
• Math proficiency: 27% ▲ 3.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $38,839
• Composite: 25.53/100
• National rank: #7434
• State rank: #270 of 324 in MO

Livability — Windsor

• Score: 65/100
• State rank: #288
• US rank: #13335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, MO
• City population: 4,526
• Population (ZIP): 4,526

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.82%
• Current HPI: 279.7789
• 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

+449.0% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $54,900 WCAR
• 2026-04-29 Price Changed $59,900 WCAR
• 2026-04-14 Price Changed $64,900 WCAR
• 2026-03-25 Price Changed $69,900 WCAR
• 2026-03-17 Listed $75,000 WCAR
• 2016-10-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-07-07 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2014-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-05-06 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1987-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $116 · -35.2% YoY. Source: county tax records.