108 Circle Dr · Shelbina, MO 63435

$65,000

3 bd · 2.0 ba · 1,369 sqft · Other public records · 64 Days on market

Built 1950 10,560 sqft lot $47/sqft · 39% below area Est $106k · 39% under ↓ 4% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

This 3-bedroom, 2 full bath home offers plenty of space and potential, featuring two separate living areas perfect for relaxing or entertaining. While it could benefit from some updates, it presents an excellent investment opportunity—ideal for a rental property or a flip or someone looking to downsize. Has a brand new roof. The property includes a decent-sized yard and a detached garage, adding both convenience and value. Inside, you'll find plenty of cabinets providing ample storage, along with a utility room that offers additional space for organization and functionality. Call SARA VanLoo 660-342-1985 with EXP Realty

Key facts

• Decent sized yard
• Utility room
• Brand new roof

Tags

• BRAND NEW ROOF
• DECENT SIZED YARD
• DETACHED GARAGE
• AMPLE STORAGE
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#188 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Shelby County R-IV (rural): math 29% / reading 42% proficiency, ranked #224 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. 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: 1.68% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $106,336
• List price: $65,000
• Delta: -38.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $17,679
• Equity at exit: $9,692

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $51,714
• Equity at exit: $5,620

Cash invested: $18,200 (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 63435

• Home prices YoY: -3.5%
• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $443

Break-even live

Break-even rent $529

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   statusdays on market $65,000 Pending 64 DOM
2. 2026-06-02
   days on market $65,000 Active 63 DOM
3. 2026-06-01
   days on market $65,000 Active 62 DOM
4. 2026-05-31
   days on market $65,000 Active 61 DOM
5. 2026-04-16
   status Active 633-char remark

   Show marketing remark (633 chars)

   This 3-bedroom, 2 full bath home offers plenty of space and potential, featuring two separate living areas perfect for relaxing or entertaining. While it could benefit from some updates, it presents an excellent investment opportunity—ideal for a rental property or a flip or someone looking to downsize. Has a brand new roof. The property includes a decent-sized yard and a detached garage, adding both convenience and value. Inside, you'll find plenty of cabinets providing ample storage, along with a utility room that offers additional space for organization and functionality. Call SARA VanLoo 660-342-1985 with EXP Realty

6. 2026-04-16
   status Pending 633-char remark

   Show marketing remark (633 chars)

   This 3-bedroom, 2 full bath home offers plenty of space and potential, featuring two separate living areas perfect for relaxing or entertaining. While it could benefit from some updates, it presents an excellent investment opportunity—ideal for a rental property or a flip or someone looking to downsize. Has a brand new roof. The property includes a decent-sized yard and a detached garage, adding both convenience and value. Inside, you'll find plenty of cabinets providing ample storage, along with a utility room that offers additional space for organization and functionality. Call SARA VanLoo 660-342-1985 with EXP Realty

7. 2026-04-10
   price $65,000 633-char remark

   Show marketing remark (633 chars)

   This 3-bedroom, 2 full bath home offers plenty of space and potential, featuring two separate living areas perfect for relaxing or entertaining. While it could benefit from some updates, it presents an excellent investment opportunity—ideal for a rental property or a flip or someone looking to downsize. Has a brand new roof. The property includes a decent-sized yard and a detached garage, adding both convenience and value. Inside, you'll find plenty of cabinets providing ample storage, along with a utility room that offers additional space for organization and functionality. Call SARA VanLoo 660-342-1985 with EXP Realty

8. 2026-03-31
   listed $94,500 Active 633-char remark

   Show marketing remark (633 chars)

   This 3-bedroom, 2 full bath home offers plenty of space and potential, featuring two separate living areas perfect for relaxing or entertaining. While it could benefit from some updates, it presents an excellent investment opportunity—ideal for a rental property or a flip or someone looking to downsize. Has a brand new roof. The property includes a decent-sized yard and a detached garage, adding both convenience and value. Inside, you'll find plenty of cabinets providing ample storage, along with a utility room that offers additional space for organization and functionality. Call SARA VanLoo 660-342-1985 with EXP Realty

9. 2024-08-28
   price $97,000
10. 2024-08-08
    listed $118,000 Active
11. 2022-08-04
    soldstatus Closed
12. 2022-08-02
    status Pending
13. 2022-06-20
    listed $67,500
14. 2022-06-20
    listed Active Under Contract

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$34/yr (+$3/mo · 5.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 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: $13,073
• − Mortgage interest: −$3,641
• − Property taxes: −$596
• − Insurance: −$325
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,891
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,229/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: Shelby County R-IV
• NCES district ID: 2928110
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $36,627
• Composite: 29.44/100
• National rank: #6517
• State rank: #224 of 324 in MO

Livability — Shelbina

• Score: 68/100
• State rank: #188
• US rank: #9918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelbina, MO
• Population (ZIP): 4,285

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 5,663 people
• By 2030: 5,352 · -5.5%
• By 2040: 4,762 · -15.9%
• By 2050: 4,200 · -25.8%
• By 2075: 3,058 · -46.0%
• By 2100: 2,166 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 3%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+65.6) · D 16.9% · R 82.5%
• 2008→2024 swing: -33.9pp toward R · 2008: -31.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+62.9 2016: R+59.0 2012: R+37.8 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.64%
• Current HPI: 181.4286
• 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

-3.7% since first listed

10 events — show timeline

• 2026-04-16 Relisted — NECAR
• 2026-04-16 Pending — NECAR
• 2026-04-10 Price Changed $65,000 NECAR
• 2026-03-31 Listed $94,500 NECAR
• 2024-08-28 Price Changed $97,000 NECAR
• 2024-08-08 Listed $118,000 NECAR
• 2022-08-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-02 Pending — MARIS as Distributed by MLS Grid
• 2022-06-20 Listed — MARIS as Distributed by MLS Grid
• 2022-06-20 Listed $67,500 MARIS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $596 · +6.8% YoY. Source: county tax records.