304 W 7th St · Greentop, MO 63546

$110,000

3 bd · 1.0 ba · 900 sqft · Other public records · 92 Days on market

Built 1920

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute as a button and you're going to fall in love! This 2 bed, 1 bath home shows Fantastic and should qualify for Conventional, FHA or USDA loans! Newer roof, newer HVAC, new porch and many other updates you will have to see in person as welll as updated kitchen. Call Rick Bachman @ 660.341.0660.

Key facts

• Garage
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (9.8% below list).
• Recommended offer: $99k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#504 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Schuyler County R-I (rural): math 33% / reading 42% proficiency, ranked #199 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 8 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,211 (9.8% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.2

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: 10.5%
• Equity multiple: 1.60×
• Total profit: $18,544
• Equity at exit: $49,461

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $58,553
• Equity at exit: $76,225

Cash invested: $30,800 (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 63546

• Active inventory: 17
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $83

Break-even live

Break-even rent $886

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 92 DOM
2. 2026-06-17
   days on market $110,000 Active 91 DOM
3. 2026-06-16
   days on market $110,000 Active 90 DOM
4. 2026-06-15
   days on market $110,000 Active 89 DOM
5. 2026-06-13
   days on market $110,000 Active 87 DOM
6. 2026-06-12
   days on market $110,000 Active 86 DOM
7. 2026-06-09
   days on market $110,000 Active 83 DOM
8. 2026-06-08
   days on market $110,000 Active 82 DOM
9. 2026-06-07
   days on market $110,000 Active 81 DOM
10. 2026-06-05
    days on market $110,000 Active 79 DOM
11. 2026-06-04
    days on market $110,000 Active 77 DOM
12. 2026-06-02
    days on market $110,000 Active 76 DOM
13. 2026-06-01
    days on market $110,000 Active 75 DOM
14. 2026-05-31
    days on market $110,000 Active 74 DOM
15. 2026-05-04
    price $110,000
16. 2026-03-18
    listed $114,900 Active
17. 2021-08-04
    soldstatus 299-char remark

    Show marketing remark (299 chars)

    Cute as a button and you're going to fall in love! This 2 bed, 1 bath home shows Fantastic and should qualify for Conventional, FHA or USDA loans! Newer roof, newer HVAC, new porch and many other updates you will have to see in person as welll as updated kitchen. Call Rick Bachman @ 660.341.0660.

18. 2021-04-19
    listed $77,900 299-char remark

    Show marketing remark (299 chars)

    Cute as a button and you're going to fall in love! This 2 bed, 1 bath home shows Fantastic and should qualify for Conventional, FHA or USDA loans! Newer roof, newer HVAC, new porch and many other updates you will have to see in person as welll as updated kitchen. Call Rick Bachman @ 660.341.0660.

19. 2019-08-09
    soldstatus
20. 2019-06-17
    listed $54,900

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$135/yr (+$11/mo · 14.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,905
• − Mortgage interest: −$6,162
• − Property taxes: −$932
• − Insurance: −$550
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$3,200
• Taxable loss: −$843
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,204/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: Schuyler County R-I
• NCES district ID: 2927660
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $34,527
• Composite: 30.91/100
• National rank: #6115
• State rank: #199 of 324 in MO

Livability — Greentop

• Score: 60/100
• State rank: #504
• US rank: #19457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greentop, MO
• Population (ZIP): 1,564

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 4,477 people
• By 2030: 4,470 · -0.2%
• By 2040: 4,519 · +0.9%
• By 2050: 4,562 · +1.9%
• By 2075: 4,251 · -5.0%
• By 2100: 3,392 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 2%

Political lean MEDSL · Schuyler

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.2%
• 2008→2024 swing: -46.1pp toward R · 2008: -18.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.6 2016: R+59.5 2012: R+24.6 2008: R+18.4

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

+100.4% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $110,000 NECAR
• 2026-03-18 Listed $114,900 NECAR
• 2021-08-04 Sold (MLS) — NECAR
• 2021-04-19 Listed $77,900 NECAR
• 2019-08-09 Sold (MLS) — NECAR
• 2019-06-17 Listed $54,900 NECAR

Property tax history

+10.6%/yr

Latest (2025): $932 · -1.1% YoY. Source: county tax records.