107 Bloomington St · Bevier, MO 63532

$130,000

1 bd · 2.0 ba · 864 sqft · Other public records · 490 Days on market

Built 1880 $150/sqft · 35% above area Est $192k · 32% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

This 3 bedroom 2 bathroom features a Huge back yard, a shed, a rainwater well, and tons of updates! Don't miss your opportunity for this move in ready home! It sits on the edge of Bevier a small and quiet town. This property is just walking distance from the school! Set up your showing today with Tiger Country Realty!

Key facts

• Extra lot
• Remodeled
• Quiet neighborhood

Tags

• REMODELED
• EXTRA LOT
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (35.4% below list).
• Recommended offer: $84k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#425 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Bevier C-4 (rural): math 40% / reading 50% proficiency, ranked #212 of 535 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bevier Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 141 students, 60% FRL); Bevier High (math 54% / reading 30%, grade F, #217 of 521 statewide, top 42%, 73 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 7 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 $4k of equity ($899 loan paydown + $3k appreciation (2.3% local appreciation)).
• Macon County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,023 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (median comp): $192,114
• List price: $130,000
• Delta: -32.33%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.10×
• Total profit: $3,566
• Equity at exit: $53,259

10-year hold

• IRR: 5.6%
• Equity multiple: 1.79×
• Total profit: $28,904
• Equity at exit: $78,247

Cash invested: $36,400 (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 63532

• Home prices YoY: 2.2%
• Active inventory: 7
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $-112

Break-even live

Break-even rent $982

Max offer price $110,171

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-75	+0% $-112	+5% $-149	+10% $-186
Rent	-10% $-179	-5% $-145	+0% $-112	+5% $-79	+10% $-46
Rate	-1.0pp $-47	-0.5pp $-79	base $-112	+0.5pp $-146	+1.0pp $-180

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 490 DOM
2. 2026-06-21
   days on market $130,000 Active 489 DOM
3. 2026-06-18
   days on market $130,000 Active 487 DOM
4. 2026-06-17
   days on market $130,000 Active 486 DOM
5. 2026-06-16
   days on market $130,000 Active 485 DOM
6. 2026-06-15
   days on market $130,000 Active 484 DOM
7. 2026-06-13
   days on market $130,000 Active 482 DOM
8. 2026-06-12
   days on market $130,000 Active 481 DOM
9. 2026-06-09
   days on market $130,000 Active 478 DOM
10. 2026-06-08
    days on market $130,000 Active 477 DOM
11. 2026-06-07
    days on market $130,000 Active 476 DOM
12. 2026-06-05
    days on market $130,000 Active 474 DOM
13. 2026-06-04
    days on market $130,000 Active 472 DOM
14. 2026-06-02
    days on market $130,000 Active 471 DOM
15. 2026-06-01
    days on market $130,000 Active 470 DOM
16. 2026-05-31
    days on market $130,000 Active 469 DOM
17. 2025-08-13
    status Active 319-char remark

    Show marketing remark (319 chars)

    This 3 bedroom 2 bathroom features a Huge back yard, a shed, a rainwater well, and tons of updates! Don't miss your opportunity for this move in ready home! It sits on the edge of Bevier a small and quiet town. This property is just walking distance from the school! Set up your showing today with Tiger Country Realty!

18. 2025-06-16
    price $130,000 319-char remark

    Show marketing remark (319 chars)

    This 3 bedroom 2 bathroom features a Huge back yard, a shed, a rainwater well, and tons of updates! Don't miss your opportunity for this move in ready home! It sits on the edge of Bevier a small and quiet town. This property is just walking distance from the school! Set up your showing today with Tiger Country Realty!

19. 2025-05-01
    price $140,000 319-char remark

    Show marketing remark (319 chars)

    This 3 bedroom 2 bathroom features a Huge back yard, a shed, a rainwater well, and tons of updates! Don't miss your opportunity for this move in ready home! It sits on the edge of Bevier a small and quiet town. This property is just walking distance from the school! Set up your showing today with Tiger Country Realty!

20. 2025-02-12
    listed $149,900 Active 319-char remark

    Show marketing remark (319 chars)

    This 3 bedroom 2 bathroom features a Huge back yard, a shed, a rainwater well, and tons of updates! Don't miss your opportunity for this move in ready home! It sits on the edge of Bevier a small and quiet town. This property is just walking distance from the school! Set up your showing today with Tiger Country Realty!

21. 2022-06-17
    soldstatus Closed 597-char remark

    Show marketing remark (597 chars)

    Cute and Cozy!! This home built in 1880 has seen a lot of changes, with newer siding, some replacement windows, electrical breaker panel. It has 3 bedrooms 1 on the main floor with bathroom adjoining. The other 2 bedrooms upstairs with bathroom upstairs also. It has a big living room as well as nice size kitchen/dinning room combo. Walk into utility room off of kitchen that offers plenty of room. Outside you have a nice deck along with an additional huge 180x180 lot that the man could build his ultimate garage. Call Mark Truitt. 660-676-2370 or Tiger Country Realty 660-385-7297 for showing.

22. 2022-04-21
    historical 597-char remark

    Show marketing remark (597 chars)

    Cute and Cozy!! This home built in 1880 has seen a lot of changes, with newer siding, some replacement windows, electrical breaker panel. It has 3 bedrooms 1 on the main floor with bathroom adjoining. The other 2 bedrooms upstairs with bathroom upstairs also. It has a big living room as well as nice size kitchen/dinning room combo. Walk into utility room off of kitchen that offers plenty of room. Outside you have a nice deck along with an additional huge 180x180 lot that the man could build his ultimate garage. Call Mark Truitt. 660-676-2370 or Tiger Country Realty 660-385-7297 for showing.

23. 2022-04-05
    listed $69,900 597-char remark

    Show marketing remark (597 chars)

    Cute and Cozy!! This home built in 1880 has seen a lot of changes, with newer siding, some replacement windows, electrical breaker panel. It has 3 bedrooms 1 on the main floor with bathroom adjoining. The other 2 bedrooms upstairs with bathroom upstairs also. It has a big living room as well as nice size kitchen/dinning room combo. Walk into utility room off of kitchen that offers plenty of room. Outside you have a nice deck along with an additional huge 180x180 lot that the man could build his ultimate garage. Call Mark Truitt. 660-676-2370 or Tiger Country Realty 660-385-7297 for 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: $482 · $40/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$779/yr (+$65/mo · 161.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,083
• − Mortgage interest: −$7,282
• − Property taxes: −$482
• − Insurance: −$650
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$3,782
• Taxable loss: −$3,726
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $-453/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: Bevier C-4
• NCES district ID: 2904980
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $38,757
• Composite: 39.77/100
• National rank: #7984
• State rank: #212 of 535 in MO

Livability — Bevier

• Score: 61/100
• State rank: #425
• US rank: #17627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bevier, MO
• Population (ZIP): 1,286

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 (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Romanian 2% Iranian 1% German 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 2.28%
• Current HPI: 103.9218
• 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

+86.0% since first listed

7 events — show timeline

• 2025-08-13 Relisted — NECAR
• 2025-06-16 Price Changed $130,000 NECAR
• 2025-05-01 Price Changed $140,000 NECAR
• 2025-02-12 Listed $149,900 NECAR
• 2022-06-17 Sold (MLS) — NECAR
• 2022-04-21 Delisted — NECAR
• 2022-04-05 Listed $69,900 NECAR

Property tax history

+1.8%/yr

Latest (2025): $482 · +11.1% YoY. Source: county tax records.