175 Ivey St · Shell Knob, MO 65747

$80,000

2 bd · 1.0 ba · 1,235 sqft · SingleFamily · 428 Days on market

Built 1987 0.50 ac lot $13/mo HOA · 1% of rent ↓ 20% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks

Attention Handyman Special! Bring Your Tools and Your Vision! This is the perfect opportunity for all you do-it-yourselfers and savvy investors! Priced right and packed with potential, this mostly gutted home is a blank canvas just waiting for your creative touch. Whether you're dreaming of a custom weekend getaway or a full-time residence, the groundwork is set--just bring your ideas and finish it your way. The home features a durable metal roof, a covered front deck ideal for relaxing outdoors, and comes with a bonus: all building materials currently on-site will stay with the property! A spacious 24x30 detached garage/workshop offers plenty of room for tools, vehicles, or your next big p

Key facts

• Metal roof
• Storage building
• Boat launch

Tags

• METAL ROOF
• COVERED FRONT DECK
• DETACHED GARAGE
• STORAGE BUILDING
• PRIVATE STREET
• BOAT LAUNCH

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150 (about $12.50/month); Subdivision: Turkey Mtn Estates2

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer; Propane utility
• Home design: Single-family residence; One story; Residential property
• Construction: Wood siding; Block foundation; Composition roof; Built area approximately 1,235 finished above-grade square feet
• Exterior features: Covered patio/porch

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Other heating; Ceiling fans; Window cooling units
• Interior features: Window coverings, shutters and blinds; Vinyl flooring
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.1% in Shell Knob — 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 66/100 on livability (#254 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety C-, employment D, amenities F.
• Shell Knob 78 (rural): math 35% / reading 50% proficiency, ranked #258 of 535 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shell Knob Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 144 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 232 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $264,290
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
577 S Heatherwood Rd	0.72mi	2/2.0	1,240 (+0%)	1mo	$265,000	$214	61
187 Loop St	0.66mi	2/2.0	1,194 (-3%)	9mo	$325,000	$272	52
565 S Heatherwood Rd	0.71mi	2/2.0	1,200 (-3%)	10mo	$259,000	$216	50
48 Bayshore St	0.47mi	2/2.5	1,400 (+13%)	14mo	$269,900	$193	38
94 Morningside St	0.50mi	1/1.0 (-1)	1,127 (-9%)	24mo	$229,000	$203	37

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,034
• Equity at exit: $11,928

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $14,640
• Equity at exit: $6,917

Cash invested: $22,400 (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 65747

• Home prices YoY: -2.5%
• Active inventory: 232
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $186

Break-even live

Break-even rent $800

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 428 DOM
2. 2026-06-17
   days on market $80,000 Active 427 DOM
3. 2026-06-16
   days on market $80,000 Active 426 DOM
4. 2026-06-15
   days on market $80,000 Active 425 DOM
5. 2026-06-13
   days on market $80,000 Active 423 DOM
6. 2026-06-12
   days on market $80,000 Active 422 DOM
7. 2026-06-09
   days on market $80,000 Active 419 DOM
8. 2026-06-08
   days on market $80,000 Active 418 DOM
9. 2026-06-07
   days on market $80,000 Active 417 DOM
10. 2026-06-07
    days on market $80,000 Active 416 DOM
11. 2026-06-04
    days on market $80,000 Active 413 DOM
12. 2026-06-02
    days on market $80,000 Active 412 DOM
13. 2026-06-01
    days on market $80,000 Active 411 DOM
14. 2026-05-31
    days on market $80,000 Active 410 DOM
15. 2026-03-07
    status Active
16. 2025-08-15
    price $80,000
17. 2025-07-24
    price $99,000
18. 2025-04-10
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,435
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$995
• − Management: −$995
• − HOA: −$156
• − Depreciation: −$2,327
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $1,976/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: Shell Knob 78
• NCES district ID: 2928200
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,205
• Composite: 37.93/100
• National rank: #8688
• State rank: #258 of 535 in MO

Livability — Shell Knob

• Score: 66/100
• State rank: #254
• US rank: #12290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shell Knob, MO
• City population: 3,957
• Population (ZIP): 3,957

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 17% Hispanic / Latino 12% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 5% Italian 3% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.62%
• Current HPI: 252.5383
• 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

-20.0% since first listed

4 events — show timeline

• 2026-03-07 Relisted — SOMO
• 2025-08-15 Price Changed $80,000 SOMO
• 2025-07-24 Price Changed $99,000 SOMO
• 2025-04-10 Listed $100,000 SOMO