511 S Main St · La Monte, MO 65337

$100,000

4 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 107 Days on market

Built 1984 1.47 ac lot ↓ 15% 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

Key facts

• 1.47 acres
• Barn workshop
• Open concept

Tags

• 1.47 ACRES
• OUTBUILDINGS
• BARN WORKSHOP
• STORAGE SHED
• OPEN CONCEPT
• WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#393 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• La Monte R-IV (rural): math 25% / reading 35% proficiency, ranked #455 of 535 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.4% local appreciation)).
• Pettis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $32k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.74×
• Total profit: $48,587
• Equity at exit: $58,944

10-year hold

• IRR: 25.9%
• Equity multiple: 5.49×
• Total profit: $125,606
• Equity at exit: $103,662

Cash invested: $28,000 (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 65337

• Home prices YoY: 2.3%
• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $368

Break-even live

Break-even rent $758

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-01-31
   status Pending
2. 2026-01-06
   status Active
3. 2025-12-17
   status Pending
4. 2025-12-06
   price $100,000
5. 2025-12-03
   price $120,000
6. 2025-10-23
   price $130,500
7. 2025-10-07
   status Active
8. 2025-09-24
   status Pending
9. 2025-09-11
   listed $132,500 Active
10. 2025-09-11
    historical
11. 2025-09-04
    listed $136,900 Active
12. 2023-05-19
    soldstatus Closed 1230-char remark

    Show marketing remark (1230 chars)

    Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

13. 2023-05-19
    soldstatus Closed

    Show marketing remark (1230 chars)

    Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

14. 2023-04-13
    status Pending 1230-char remark

    Show marketing remark (1230 chars)

    Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

15. 2023-04-12
    soldstatus Closed
16. 2023-04-04
    listed $117,777 Active 1230-char remark

    Show marketing remark (1230 chars)

    Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

17. 2023-04-04
    listed $117,777 Active

    Show marketing remark (1230 chars)

    Get that country feeling inside city limits! Why RENT!?! 4 bedrooms & 2 baths make this home the perfect affordable retreat for your family. The open floor plan gives you that airy feeling and makes entertaining a breeze. The island is between the kitchen and living room and has additional storage and extra seating. There is a large pantry next to the island. The dining area has room for an extra large table if needed. The 3 bedrooms are adequate size, have spacious closets, new flooring, freshly painted and are on the other side of the home from the Owner's Suite. The owner's suite is huge, has a walk-in closet and a large en-suite. The laundry area is off the kitchen. Next to the laundry room The hall bath is next to the laundry room and has a new toilet, new vanity and sink. Owner's have updated the lighting in the home, added a gravel walk path that leads you to the fenced in spacious yard. The fenced in area is massive and has plenty of room for the kiddos and/or fur babies to play. Home also has an oversized asphalt driveway leading up to the 1 car garage that has electricity. Behind the property is an open area with another storage shed, garden area and plenty of room to roam. This home has it all!

18. 2005-07-27
    soldstatus
19. 1971-11-02
    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: $393 · $33/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$577/yr (+$48/mo · 147.1%)

ⓘ 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 · 16 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: $14,685
• − Mortgage interest: −$5,602
• − Property taxes: −$393
• − Insurance: −$500
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,909
• Taxable income: $2,933
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,712/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: La Monte R-IV
• NCES district ID: 2916920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $43,109
• Composite: 28.36/100
• National rank: #12132
• State rank: #455 of 535 in MO

Livability — La Monte

• Score: 62/100
• State rank: #393
• US rank: #16922

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: La Monte, MO
• Population (ZIP): 1,786

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 22% Two or more races 4%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 1% Portuguese 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Asian/Pacific 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.37%
• Current HPI: 236.7412
• 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

-15.1% since first listed

19 events — show timeline

• 2026-01-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $130,500 Heartland MLS as Distributed by MLS Grid
• 2025-10-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-09-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Listed $132,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-04 Listed $136,900 Heartland MLS as Distributed by MLS Grid
• 2023-05-19 Sold (MLS) — WCAR
• 2023-05-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-12 Sold (MLS) — WCAR
• 2023-04-04 Listed $117,777 WCAR
• 2023-04-04 Listed $117,777 Heartland MLS as Distributed by MLS Grid
• 2005-07-27 Sold (Public Records) — Public Records
• 1971-11-02 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $393 · +4.8% YoY. Source: county tax records.