205 E Meadow Ave · Crane, MO 65633

$75,000

2 bd · 1.0 ba · 976 sqft · Other · 76 Days on market

Built 1950 7,200 sqft 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two homes on one property--one currently rented for immediate income, the other ready for renovation and ideal for rental or owner-occupancy. Situated on a quiet residential street within walking distance of Main Street Crane and local amenities, this property offers both stability and upside potential. Also available as part of a larger investment package including eight apartments, and five additional rental homes -priced to sell quickly and offering a strong cap rate.

Key facts

• Ready for renovation
• Ideal for rental
• Local amenities

Tags

• TWO HOMES ON ONE PROPERTY
• QUIET RESIDENTIAL STREET
• LOCAL AMENITIES
• IMMEDIATE INCOME
• READY FOR RENOVATION
• IDEAL FOR RENTAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#390 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: health & safety C-, schools F, amenities F.
• Crane R-III (rural): math 33% / reading 38% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1950 — 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: 1.23% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 3.79×
• Total profit: $58,574
• Equity at exit: $67,566

10-year hold

• IRR: 31.0%
• Equity multiple: 8.55×
• Total profit: $158,473
• Equity at exit: $145,709

Cash invested: $21,000 (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 65633

• Home prices YoY: 6.7%
• Active inventory: 39
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $279

Break-even live

Break-even rent $570

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 76 DOM
2. 2026-06-17
   days on market $75,000 Active 75 DOM
3. 2026-06-16
   days on market $75,000 Active 74 DOM
4. 2026-06-15
   days on market $75,000 Active 73 DOM
5. 2026-06-13
   days on market $75,000 Active 71 DOM
6. 2026-06-12
   days on market $75,000 Active 70 DOM
7. 2026-06-09
   days on market $75,000 Active 67 DOM
8. 2026-06-08
   days on market $75,000 Active 66 DOM
9. 2026-06-07
   days on market $75,000 Active 65 DOM
10. 2026-06-07
    days on market $75,000 Active 64 DOM
11. 2026-06-04
    days on market $75,000 Active 61 DOM
12. 2026-06-02
    pricedays on market $75,000 Active 60 DOM
13. 2026-06-01
    days on market $79,000 Active 59 DOM
14. 2026-05-31
    days on market $79,000 Active 58 DOM
15. 2026-04-02
    listed $79,000 Active 475-char remark

    Show marketing remark (475 chars)

    Two homes on one property--one currently rented for immediate income, the other ready for renovation and ideal for rental or owner-occupancy. Situated on a quiet residential street within walking distance of Main Street Crane and local amenities, this property offers both stability and upside potential. Also available as part of a larger investment package including eight apartments, and five additional rental homes -priced to sell quickly and offering a strong cap rate.

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$415/yr (+$35/mo · 133.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,079
• − Mortgage interest: −$4,201
• − Property taxes: −$312
• − Insurance: −$375
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,182
• Taxable income: $2,236
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,809/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: Crane R-III
• NCES district ID: 2910290
• Math proficiency: 33% ▲ 8.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $37,713
• Composite: 29.57/100
• National rank: #6484
• State rank: #218 of 324 in MO

Livability — Crane

• Score: 62/100
• State rank: #390
• US rank: #16905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crane, MO
• Population (ZIP): 3,940

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 13.77%
• Current HPI: 218.31
• 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

1 event — show timeline

• 2026-04-02 Listed $79,000 SOMO

Property tax history

+0.2%/yr

Latest (2025): $312 · -0.0% YoY. Source: county tax records.