111 N Mountain St · Ironton, MO 63650

$145,000

3 bd · 1.5 ba · 1,188 sqft · SingleFamily public records · 123 Days on market

Built 1970 0.25 ac lot $122/sqft · 23% above area Est $118k · 23% over

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Why this score? — see what drove the D 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 +12.7/30.0
• Appreciation +9.8/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Full brick home on quiet street in Ironton. This two bedroom, 1 bath home has nice oak floors, remodeled bath and kitchen with a screened porch off kitchen. Bedrooms have sizable closets. The basement has a bedroom and bathroom that needs TLC but could make the 3rd bedroom. Home priced to be affordable for young family..

Key facts

• 0.25 acre lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-16 ($-198/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.4% below list).
• Recommended offer: $113k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#398 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Arcadia Valley R-II (rural): math 42% / reading 46% proficiency, ranked #115 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.6% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $112,525 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $117,708
• List price: $145,000
• Delta: 23.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Wayne St	0.22mi	4/1.0 (+1)	1,219 (+3%)	6mo	$100,000	$82	73
530 W Wayne St	0.27mi	2/1.0 (-1)	1,156 (-3%)	6mo	$148,900	$129	70
417 N Main St	0.28mi	2/1.0 (-1)	1,239 (+4%)	7mo	$133,900	$108	67
514 N Shepherd St	0.37mi	2/1.0 (-1)	1,138 (-4%)	16mo	$114,000	$100	56
713 W Russell St	0.41mi	3/1.5	1,050 (-12%)	7mo	$199,900	$190	55
305 N Shepherd St	0.16mi	2/1.0 (-1)	1,019 (-14%)	12mo	$139,000	$136	52
212 Heath St	0.52mi	4/1.0 (+1)	1,296 (+9%)	3mo	$58,532	$45	51
205 Westwood Dr	0.59mi	3/1.0	1,088 (-8%)	13mo	$135,000	$124	46
320 S Iron St	0.30mi	3/1.0	1,015 (-15%)	18mo	$40,000	$39	44
201 Westwood Dr	0.61mi	3/2.0	1,100 (-7%)	16mo	$154,900	$141	44
210 Sunshine St	0.47mi	2/1.5 (-1)	1,056 (-11%)	16mo	$155,000	$147	41
502 Westwood Dr	0.66mi	3/2.0	1,036 (-13%)	7mo	$169,500	$164	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.83×
• Total profit: $74,116
• Equity at exit: $126,624

10-year hold

• IRR: 20.7%
• Equity multiple: 6.37×
• Total profit: $218,065
• Equity at exit: $268,918

Cash invested: $40,600 (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 63650

• Home prices YoY: 4.6%
• Active inventory: 31
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-16

Break-even live

Break-even rent $1,146

Max offer price $142,091

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $25	+0% $-16	+5% $-58	+10% $-99
Rent	-10% $-105	-5% $-61	+0% $-16	+5% $28	+10% $72
Rate	-1.0pp $57	-0.5pp $20	base $-16	+0.5pp $-54	+1.0pp $-92

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $145,000 Active 123 DOM
2. 2026-06-18
   days on market $145,000 Active 121 DOM
3. 2026-06-17
   days on market $145,000 Active 120 DOM
4. 2026-06-16
   days on market $145,000 Active 119 DOM
5. 2026-06-15
   days on market $145,000 Active 118 DOM
6. 2026-06-12
   days on market $145,000 Active 116 DOM
7. 2026-06-09
   days on market $145,000 Active 113 DOM
8. 2026-06-08
   days on market $145,000 Active 112 DOM
9. 2026-06-07
   days on market $145,000 Active 111 DOM
10. 2026-06-07
    days on market $145,000 Active 110 DOM
11. 2026-06-04
    days on market $145,000 Active 107 DOM
12. 2026-06-02
    days on market $145,000 Active 106 DOM
13. 2026-06-01
    days on market $145,000 Active 105 DOM
14. 2026-05-31
    days on market $145,000 Active 104 DOM
15. 2026-04-09
    price $145,000 324-char remark

    Show marketing remark (324 chars)

    Full brick home on quiet street in Ironton. This two bedroom, 1 bath home has nice oak floors, remodeled bath and kitchen with a screened porch off kitchen. Bedrooms have sizable closets. The basement has a bedroom and bathroom that needs TLC but could make the 3rd bedroom. Home priced to be affordable for young family..

16. 2026-02-17
    listed $149,000 Active 324-char remark

    Show marketing remark (324 chars)

    Full brick home on quiet street in Ironton. This two bedroom, 1 bath home has nice oak floors, remodeled bath and kitchen with a screened porch off kitchen. Bedrooms have sizable closets. The basement has a bedroom and bathroom that needs TLC but could make the 3rd bedroom. Home priced to be affordable for young family..

17. 2026-02-16
    historical $149,000 324-char remark

    Show marketing remark (324 chars)

    Full brick home on quiet street in Ironton. This two bedroom, 1 bath home has nice oak floors, remodeled bath and kitchen with a screened porch off kitchen. Bedrooms have sizable closets. The basement has a bedroom and bathroom that needs TLC but could make the 3rd bedroom. Home priced to be affordable for young family..

18. 2025-08-21
    price $158,000
19. 2025-07-18
    listed $165,000 Active
20. 2020-06-11
    price $75,000

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$391/yr (+$33/mo · 38.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $13,503
• − Mortgage interest: −$8,122
• − Property taxes: −$1,015
• − Insurance: −$725
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$4,218
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $460/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: Arcadia Valley R-II
• NCES district ID: 2903150
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $34,573
• Composite: 36.32/100
• National rank: #4693
• State rank: #115 of 324 in MO

Livability — Ironton

• Score: 62/100
• State rank: #398
• US rank: #17111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, MO
• City population: 3,688
• Population (ZIP): 3,688

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.62%
• Current HPI: 219.3664
• 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

+93.3% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-02-17 Listed $149,000 MARIS as Distributed by MLS Grid
• 2026-02-16 Coming Soon $149,000 MARIS as Distributed by MLS Grid
• 2025-08-21 Price Changed $158,000 MARIS as Distributed by MLS Grid
• 2025-07-18 Listed $165,000 MARIS as Distributed by MLS Grid
• 2020-06-11 Price Changed $75,000 MARIS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,015 · +15.0% YoY. Source: county tax records.