522 E Bartlett St · La Plata, MO 63549

$69,900

3 bd · 1.0 ba · 1,130 sqft · Other public records · 34 Days on market

Built 1915 0.28 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE CORNER BUNGALOW! Totally remodeled and ready for a new family! 2 bedrooms, spacious living area and kitchen plus extra room in the back perfect for a home office or storage. Updates include windows, furnace, wiring, paint, flooring and more! All of this in sweet neighborhood and sweet community of LaPlata! Call VICKI BENSON & your RE/MAX HOME TEAM directly for a showing at [phone] or [phone]. Click VickiBenson.net 24/7 for a virtual showing!

Key facts

• 0.28 acre lot
• Built 1915
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Frame construction; Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Storm door(s); Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#161 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, employment D+, amenities F.
• La Plata R-II (rural): math 45% / reading 45% proficiency, ranked #220 of 535 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Macon County population projected at -17% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.60×
• Total profit: $31,290
• Equity at exit: $31,430

10-year hold

• IRR: 28.8%
• Equity multiple: 5.05×
• Total profit: $79,294
• Equity at exit: $48,437

Cash invested: $19,572 (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 63549

• Active inventory: 20
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $359

Break-even live

Break-even rent $539

Max offer price $69,900

Occupancy floor 59%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-03-25
   listed $69,900 Active
3. 2017-05-08
   soldstatus 470-char remark

   Show marketing remark (470 chars)

   CUTE CORNER BUNGALOW! Totally remodeled and ready for a new family! 2 bedrooms, spacious living area and kitchen plus extra room in the back perfect for a home office or storage. Updates include windows, furnace, wiring, paint, flooring and more! All of this in sweet neighborhood and sweet community of LaPlata! Call VICKI BENSON & your RE/MAX HOME TEAM directly for a showing at [phone] or [phone]. Click VickiBenson.net 24/7 for a virtual showing!

4. 2016-12-13
   listed $44,500 470-char remark

   Show marketing remark (470 chars)

   CUTE CORNER BUNGALOW! Totally remodeled and ready for a new family! 2 bedrooms, spacious living area and kitchen plus extra room in the back perfect for a home office or storage. Updates include windows, furnace, wiring, paint, flooring and more! All of this in sweet neighborhood and sweet community of LaPlata! Call VICKI BENSON & your RE/MAX HOME TEAM directly for a showing at [phone] or [phone]. Click VickiBenson.net 24/7 for a virtual showing!

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$317/yr (+$26/mo · 87.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,926
• − Mortgage interest: −$3,915
• − Property taxes: −$361
• − Insurance: −$350
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,033
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,507/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 Plata R-II
• NCES district ID: 2916950
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $36,265
• Composite: 39.55/100
• National rank: #8075
• State rank: #220 of 535 in MO

Livability — La Plata

• Score: 69/100
• State rank: #161
• US rank: #8872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Plata, MO
• City population: 2,393
• Population (ZIP): 2,393

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Other Indo-European 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+57.1% since first listed

4 events — show timeline

• 2026-04-28 Pending — NECAR
• 2026-03-25 Listed $69,900 NECAR
• 2017-05-08 Sold (MLS) — NECAR
• 2016-12-13 Listed $44,500 NECAR

Property tax history

+0.4%/yr

Latest (2025): $361 · +14.7% YoY. Source: county tax records.