202 W Monticello · Edina, MO 63537

$98,000

2 bd · 1.0 ba · 973 sqft · Other public records · 150 Days on market

Built 1967 4,745 sqft lot $101/sqft · 10% below area Est $109k · 10% under ↓ 22% since listing

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Why this score? — see what drove the C+ 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 +19.2/30.0
• ARV discount +11.9/15.0
• Appreciation +8.2/10.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

Key facts

• Central heat and air
• Newer metal roof
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• LAUNDRY ON MAIN LEVEL
• CENTRAL HEAT AND AIR
• REPLACEMENT VINYL WINDOWS
• NEWER METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (11.5% below list).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#412 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D, amenities F, commute F.
• Knox County R-I (rural): math 34% / reading 47% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($678 loan paydown + $6k appreciation (6.4% local appreciation)).
• Knox County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
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: 0.88% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $108,572
• List price: $98,000
• Delta: -9.74%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.36×
• Total profit: $37,270
• Equity at exit: $64,025

10-year hold

• IRR: 19.1%
• Equity multiple: 4.78×
• Total profit: $103,698
• Equity at exit: $118,252

Cash invested: $27,440 (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 63537

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $106

Break-even live

Break-even rent $733

Max offer price $98,000

Occupancy floor 83%

Sensitivity live

Price	-10% $161	-5% $134	+0% $106	+5% $78	+10% $50
Rent	-10% $37	-5% $72	+0% $106	+5% $140	+10% $174
Rate	-1.0pp $155	-0.5pp $131	base $106	+0.5pp $81	+1.0pp $55

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $98,000 Active 150 DOM
2. 2026-06-17
   days on market $98,000 Active 149 DOM
3. 2026-06-16
   days on market $98,000 Active 148 DOM
4. 2026-06-15
   days on market $98,000 Active 147 DOM
5. 2026-06-13
   days on market $98,000 Active 145 DOM
6. 2026-06-12
   days on market $98,000 Active 144 DOM
7. 2026-06-09
   days on market $98,000 Active 141 DOM
8. 2026-06-08
   days on market $98,000 Active 140 DOM
9. 2026-06-07
   days on market $98,000 Active 139 DOM
10. 2026-06-07
    days on market $98,000 Active 138 DOM
11. 2026-06-04
    days on market $98,000 Active 135 DOM
12. 2026-06-02
    days on market $98,000 Active 134 DOM
13. 2026-06-01
    days on market $98,000 Active 133 DOM
14. 2026-05-31
    days on market $98,000 Active 132 DOM
15. 2026-03-17
    status Active 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

16. 2026-03-11
    status Pending 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

17. 2026-02-23
    price $98,000 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

18. 2026-02-02
    price $119,900 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

19. 2026-02-02
    price $199,900 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

20. 2026-01-13
    listed $125,000 Active 784-char remark

    Show marketing remark (784 chars)

    Charming and well-maintained 2-bedroom, 1-bath ranch home offering comfort and convenience! Step inside to find beautiful hardwood floors, an updated bathroom, and laundry conveniently located on the main level. This home features central heat and air, replacement vinyl windows, and a newer metal roof for peace of mind. Outside, enjoy the space of two lots, complete with a large garden shed boasting a concrete floor, electric, and water—ideal for hobbies, storage, or a workshop. A carport adds extra convenience, and the central location keeps you close to local businesses and everyday amenities. Whether you're starting out or simplifying life, this home offers plenty of potential. Call Andrew Hunolt at 660.216.9690 to schedule your showing today! #LookWithLegacyInMind

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $951 · $79/mo
• Expected delta: +$662/yr (+$55/mo · 228.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,402
• − Mortgage interest: −$5,490
• − Property taxes: −$289
• − Insurance: −$490
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,851
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,363/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: Knox County R-I
• NCES district ID: 2911280
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $35,777
• Composite: 33.5/100
• National rank: #5441
• State rank: #154 of 324 in MO

Livability — Edina

• Score: 61/100
• State rank: #412
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MO
• Population (ZIP): 2,331

Population outlook (Knox County) Hauer SSP2

• Today (2025): 3,387 people
• By 2030: 3,136 · -7.4%
• By 2040: 2,686 · -20.7%
• By 2050: 2,292 · -32.3%
• By 2075: 1,581 · -53.3%
• By 2100: 1,027 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Pacific Islander 3% Two or more races 2%
• Common ancestry: Lithuanian 3% Scottish 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: -22.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.8 2016: R+55.4 2012: R+25.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 198.8758
• 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

-21.6% since first listed

6 events — show timeline

• 2026-03-17 Relisted — NECAR
• 2026-03-11 Pending — NECAR
• 2026-02-23 Price Changed $98,000 NECAR
• 2026-02-02 Price Changed $119,900 NECAR
• 2026-02-02 Price Changed $199,900 NECAR
• 2026-01-13 Listed $125,000 NECAR

Property tax history

+1.7%/yr

Latest (2025): $289 · +10.8% YoY. Source: county tax records.