402 Legion Park Rd · Piedmont, MO 63957

$125,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 358 Days on market

Built 1964 0.58 ac lot

---

Why this score? — see what drove the C 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 +20.1/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is ready for a new owner and is priced to sell fast! Check out this 1560 sf, 4 bedroom, 2 bath home in beautiful Piedmont, MO. This spacious home has had several updates and is move in ready. The main bedroom and bath are huge and separated from the other bedrooms. The large deck just off the kitchen provides ample space to BBQ and entertain. There is a detached garage/shop for storage and projects. The large (140' X 180') lot is big enough for a softball game and also has a fenced garden spot. This home is close to Clearwater lake, the Black & St Francis rivers, Sam A Baker State park, Lon Sanders canyon and many more Ozarks area attractions. Schedule your appointment for a private showing today.

Key facts

• Vinyl sided home
• Split bedroom set-up
• Side deck

Tags

• VINYL SIDED HOME
• LARGE LEVEL CORNER LOT
• EAT-IN KITCHEN
• SPLIT BEDROOM SET-UP
• WALK IN CLOSET
• SIDE DECK

Property features AI

Finance

• Other: Owner-occupied/private ownership

Exterior

• Parking: Detached or attached garage with 1 garage space (approx. 13 x 25); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Back yard; Cleared lot; Corner lot; Garden; Level lot; City street frontage

Interior

• Kitchen: Includes dishwasher, refrigerator, free-standing gas oven and gas range
• Bedrooms: 4 bedrooms, all on the main level; Bedroom sizes include: 18 x 15; 10 x 11; 12 x 9 (additional bedroom dimensions listed separately)
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Free-standing gas oven; Free-standing gas range; Refrigerator; Central air
• Laundry & utility: Dedicated laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Piedmont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#854 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Clearwater R-I (rural): math 33% / reading 33% proficiency, ranked #255 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clearwater Elementary (math 42% / reading 32%, grade F, #611 of 1,115 statewide, top 59%, 414 students, 72% FRL); Clearwater High (math 34% / reading 57%, grade D-, #174 of 521 statewide, top 33%, 239 students, 55% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 69 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.9% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $34,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Park St	0.09mi	4/1.5	1,614 (+4%)	7mo	$35,000	$22	82

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.29×
• Total profit: $45,162
• Equity at exit: $77,742

10-year hold

• IRR: 18.9%
• Equity multiple: 4.58×
• Total profit: $125,386
• Equity at exit: $140,263

Cash invested: $35,000 (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 63957

• Home prices YoY: 3.7%
• Active inventory: 69
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $155

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $125,000 Active 358 DOM
2. 2026-06-17
   days on market $125,000 Active 357 DOM
3. 2026-06-16
   days on market $125,000 Active 356 DOM
4. 2026-06-15
   days on market $125,000 Active 355 DOM
5. 2026-06-13
   remarks 503-char remark
6. 2026-06-13
   listed $125,000 Active 353 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,469
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,636
• Taxable loss: −$145
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,889/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: Clearwater R-I
• NCES district ID: 2909750
• Math proficiency: 33% ▲ 1.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $31,119
• Composite: 26.89/100
• National rank: #7095
• State rank: #255 of 324 in MO

Livability — Piedmont

• Score: 52/100
• State rank: #854
• US rank: #24925

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: Piedmont, MO
• Population (ZIP): 5,068

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 165.6832
• 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

+14.2% since first listed

7 events — show timeline

• 2026-01-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-07 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-06-09 Listed $129,500 MARIS as Distributed by MLS Grid
• 2024-03-28 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-20 Pending — MARIS as Distributed by MLS Grid
• 2024-01-19 Listed $109,500 MARIS as Distributed by MLS Grid