216 Rollins St · Benton City, MO 65232

$75,000

2 bd · 1.0 ba · 840 sqft · Other public records · 38 Days on market

Built 1900 0.29 ac lot $89/sqft · 354% above area

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

Key facts

• Bright living spaces
• Corner lot
• Detached shed

Tags

• CORNER LOT
• DETACHED SHED
• BRIGHT LIVING SPACES

Property features AI

Exterior

• Parking: 1 garage space (listing also indicates no garage in parking features)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Located in the BENTON CITY subdivision; Zoned Single Family Res
• Construction: Block foundation
• Exterior features: Front porch; Cleared lot; Paved road access

Interior

• Bedrooms: 6 total rooms (includes bedrooms and other living areas)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Window air conditioning units
• Interior features: Window coverings; Crawl space basement

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 $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#816 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Community R-VI (rural): math 25% / reading 40% proficiency, ranked #424 of 535 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 8991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (median comp): $18,936
• List price: $75,000
• Delta: 296.08%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 2.15×
• Total profit: $24,171
• Equity at exit: $33,723

10-year hold

• IRR: 21.4%
• Equity multiple: 4.08×
• Total profit: $64,746
• Equity at exit: $51,972

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 65232

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $238

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $281	-5% $259	+0% $238	+5% $217	+10% $196
Rent	-10% $170	-5% $204	+0% $238	+5% $272	+10% $306
Rate	-1.0pp $276	-0.5pp $257	base $238	+0.5pp $219	+1.0pp $199

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 18 events

1. 2026-06-05
   statusdays on market $75,000 Pending 38 DOM
2. 2026-06-04
   days on market $75,000 Active 37 DOM
3. 2026-06-02
   days on market $75,000 Active 36 DOM
4. 2026-06-01
   days on market $75,000 Active 35 DOM
5. 2026-05-31
   days on market $75,000 Active 34 DOM
6. 2026-04-27
   listed $75,000 Active 361-char remark
7. 2024-02-22
   soldstatus Closed 187-char remark

   Show marketing remark (187 chars)

   Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

8. 2024-02-22
   soldstatus

   Show marketing remark (187 chars)

   Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

9. 2024-02-21
   soldstatus Closed

   Show marketing remark (188 chars)

   Located on large lot cute 2 bedroom/ 1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

10. 2024-02-18
    historical

    Show marketing remark (188 chars)

    Located on large lot cute 2 bedroom/ 1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

11. 2023-12-23
    price $46,500

    Show marketing remark (187 chars)

    Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

12. 2023-12-23
    price $46,500 187-char remark

    Show marketing remark (187 chars)

    Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

13. 2023-08-29
    status Active

    Show marketing remark (188 chars)

    Located on large lot cute 2 bedroom/ 1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

14. 2023-08-12
    historical

    Show marketing remark (188 chars)

    Located on large lot cute 2 bedroom/ 1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

15. 2023-02-16
    listed $64,900 Active

    Show marketing remark (188 chars)

    Located on large lot cute 2 bedroom/ 1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

16. 2023-02-15
    listed $64,900 Active 187-char remark

    Show marketing remark (187 chars)

    Located on large lot cute 2 bedroom/1 bath house located in Benton City, MO. Is ADA accessible. Has large storage building next door that conveys in the sale. Set up through Showing Time.

17. 2015-06-08
    listed $39,900
18. 2015-06-08
    listed $39,900

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$554/yr (+$46/mo · 320.0%)

ⓘ 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 · 19 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: $10,287
• − Mortgage interest: −$4,201
• − Property taxes: −$173
• − Insurance: −$375
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,182
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,448/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: Community R-VI
• NCES district ID: 2910020
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $43,035
• Composite: 30.32/100
• National rank: #11544
• State rank: #424 of 535 in MO

Livability — Benton City

• Score: 53/100
• State rank: #816
• US rank: #24392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton City, MO
• Population (ZIP): 269

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 8% Iranian 5% Slovak 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

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

+88.0% since first listed

15 events — show timeline

• 2026-06-05 Listed for Rent $825 CBORMLS
• 2026-06-04 Pending — CBORMLS
• 2026-04-27 Listed $75,000 CBORMLS
• 2024-02-22 Sold (Public Records) — Public Records
• 2024-02-22 Sold (MLS) — HMMLS
• 2024-02-21 Sold (MLS) — CBORMLS
• 2024-02-18 Delisted — CBORMLS
• 2023-12-23 Price Changed $46,500 CBORMLS
• 2023-12-23 Price Changed $46,500 HMMLS
• 2023-08-29 Relisted — CBORMLS
• 2023-08-12 Delisted — CBORMLS
• 2023-02-16 Listed $64,900 CBORMLS
• 2023-02-15 Listed $64,900 HMMLS
• 2015-06-08 Listed $39,900 HMMLS
• 2015-06-08 Listed $39,900 CBORMLS

Property tax history

+0.0%/yr

Latest (2025): $173 · +0.4% YoY. Source: county tax records.