1101 N Oakland Ave · Mountain Grove, MO 65711

$24,000

3 bd · 1.0 ba · 912 sqft · Other · 10 Days on market

Built 1940 6,534 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer Upper Opportunity, This 3 bed 1bath is ready for your vision. Located in the heart of mountain grove close to main Street.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached or attached garage not specified, 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Above-grade finished area listed as 912
• Exterior features: Asphalt road frontage on a city street; Publicly maintained road; Lot approximately 0.15 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $24k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Cap rate 38.7% vs local median 2.8% in Mountain Grove — 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 66/100 on livability (#251 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Mountain Grove R-III (town): math 48% / reading 49% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Grove Elem. (math 50% / reading 53%, grade C-, #268 of 1,115 statewide, top 24%, 688 students, 58% FRL); Mountain Grove Middle (math 47% / reading 48%, grade C-, #88 of 391 statewide, top 24%, 476 students, 60% FRL); Mountain Grove High (math 47% / reading 47%, grade D-, #155 of 521 statewide, top 32%, 444 students, 54% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 129 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $166 of loan paydown is wiped out by about $720 of value loss. Plan a longer hold.
• Wright County population projected at -28% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 4.19% ✓
• Cap rate: 38.74%
• Cash-on-cash: 115.87%
• DSCR: 6.16
• GRM: 2.0

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: —
• Equity multiple: 6.57×
• Total profit: $37,440
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 13.77×
• Total profit: $85,830
• Equity at exit: $2,075

Cash invested: $6,720 (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 65711

• Home prices YoY: -14.7%
• Active inventory: 129
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$11 /mo · $127/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $649

Break-even live

Break-even rent $185

Max offer price $24,000

Occupancy floor 31%

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $24,000 Pending 10 DOM
2. 2026-06-16
   days on market $24,000 Active 10 DOM
3. 2026-06-15
   days on market $24,000 Active 9 DOM
4. 2026-06-13
   days on market $24,000 Active 7 DOM
5. 2026-06-12
   days on market $24,000 Active 6 DOM
6. 2026-06-09
   days on market $24,000 Active 3 DOM
7. 2026-06-08
   days on market $24,000 Active 2 DOM
8. 2026-06-07
   remarks 128-char remark
9. 2026-06-07
   listed $24,000 Active 1 DOM

ⓘ 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: $127 · $11/mo
• Projected year-2 tax: $233 · $19/mo
• Expected delta: +$106/yr (+$9/mo · 82.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,081
• − Mortgage interest: −$1,344
• − Property taxes: −$127
• − Insurance: −$120
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$698
• Taxable income: $7,858
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $5,900/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 Grove R-III
• NCES district ID: 2921510
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $30,918
• Composite: 39.72/100
• National rank: #3899
• State rank: #73 of 324 in MO

Livability — Mountain Grove

• Score: 66/100
• State rank: #251
• US rank: #12218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Grove, MO
• Population (ZIP): 8,690

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.74%
• Current HPI: 218.8559
• 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

1 event — show timeline

• 2026-06-06 Listed $24,000 SOMO

Property tax history

+2.4%/yr

Latest (2025): $127 · +0.1% YoY. Source: county tax records.