410 E 3rd St · Mountain View, MO 65548

$69,900

1 bd · 1.0 ba · 960 sqft · Other public records · 21 Days on market

Built 1925 1.01 ac lot $73/sqft · 19% below area Est $87k · 19% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 410 E 3rd Street in Mountain View, MO! This home has been fully gutted and is ready for your vision and finishing touches. Situated on approximately 1 acre within city limits, this property is a rare find in the area. Features include a detached one-car garage with additional storage and an older storm shelter. Conveniently located within walking distance to city parks, the skating rink, and downtown Mountain View. Priced at $69,900.

Key facts

• Additional storage
• Older storm shelter
• 1.01 acre lot

Tags

• DETACHED ONE-CAR GARAGE
• ADDITIONAL STORAGE
• OLDER STORM SHELTER
• WALKING DISTANCE TO CITY PARKS
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Lot includes other features; Approximately 1.01 acres

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: No built-in heating; No built-in cooling; No appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.9% in Mountain View — 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 67/100 on livability (#212 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Mountain View-Birch Tree R-III (rural): math 41% / reading 41% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View Elem. (math 40% / reading 41%, grade F, #525 of 1,115 statewide, top 47%, 404 students, 55% FRL); Liberty Sr. High (math 67% / reading 57%, grade B-, #28 of 521 statewide, top 6%, 341 students, 59% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 60 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.22% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $86,609
• List price: $69,900
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $5,431
• Equity at exit: $10,422

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $26,221
• Equity at exit: $6,044

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 65548

• Home prices YoY: -9.3%
• Active inventory: 60
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $186/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $264

Break-even live

Break-even rent $520

Max offer price $69,900

Occupancy floor 64%

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 5 events

1. 2026-04-28
   listed $69,900 Active 440-char remark
2. 2026-04-03
   listed $69,900 Active 459-char remark

   Show marketing remark (459 chars)

   Opportunity awaits at 410 E 3rd Street in Mountain View, MO! This home has been fully gutted and is ready for your vision and finishing touches. Situated on approximately 1 acre within city limits, this property is a rare find in the area. Features include a detached one-car garage with additional storage and an older storm shelter. Conveniently located within walking distance to city parks, the skating rink, and downtown Mountain View. Priced at $69,900.

3. 2022-01-05
   soldstatus
4. 2017-09-19
   soldstatus
5. 1991-03-12
   soldstatus

ⓘ 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: $186 · $15/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$492/yr (+$41/mo · 264.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,250
• − Mortgage interest: −$3,915
• − Property taxes: −$186
• − Insurance: −$350
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,033
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $2,653/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: Mountain View-Birch Tree R-III
• NCES district ID: 2921540
• Math proficiency: 41% ▲ 6.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $28,871
• Composite: 33.31/100
• National rank: #5505
• State rank: #158 of 324 in MO

Livability — Mountain View

• Score: 67/100
• State rank: #212
• US rank: #10599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, MO
• City population: 6,432
• Population (ZIP): 6,432

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Subsaharan African 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.62%
• Current HPI: 211.4148
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — SOMO
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $69,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $69,900 SOMO
• 2022-01-05 Sold (Public Records) — Public Records
• 2017-09-19 Sold (Public Records) — Public Records
• 1991-03-12 Sold (Public Records) — Public Records

Property tax history

-7.4%/yr

Latest (2025): $186 · +9.9% YoY. Source: county tax records.