606 W Locust St · Plattsburg, MO 64477

$99,900

1 bd · 1.0 ba · 909 sqft · SingleFamily public records · 49 Days on market

Built 1943 8,276 sqft lot $110/sqft · 33% below area Est $148k · 33% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

Key facts

• Large yard
• Spacious lot
• 8,276 sq ft lot

Tags

• SPACIOUS LOT
• LARGE YARD

Property features AI

Finance

• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style
• Construction: Vinyl siding; Composition roof; Built approximately 76–100 years ago
• Exterior features: Screened patio/porch; Paved road access; Not in a flood plain

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (Main level)
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Ranch floor plan; Slab foundation
• Laundry & utility: Washer; Dryer; Laundry room (Main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $83 ($999/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 $86k (14.0% below list).
• Recommended offer: $86k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#145 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Clinton County R-III (rural): math 21% / reading 39% proficiency, ranked #257 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plattsburg High (math 5% / reading 44%, grade F, #436 of 521 statewide, top 85%, 174 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 67 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,960 (14.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $148,394
• List price: $99,900
• Delta: -32.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 W Broadway St	0.06mi	2/1.5 (+1)	988 (+9%)	8mo	$175,000	$177	69
305 W Maple St	0.24mi	2/1.0 (+1)	800 (-12%)	0mo	$72,000	$90	64
100 Valley Drive N/A	0.53mi	2/1.0 (+1)	912 (+0%)	14mo	$147,700	$162	58
410 S Elm St	0.42mi	2/1.0 (+1)	936 (+3%)	19mo	$170,000	$182	55
705 N Turney St	0.33mi	2/1.0 (+1)	986 (+8%)	21mo	$30,000	$30	48
507 N Main St	0.46mi	2/1.0 (+1)	844 (-7%)	23mo	$179,000	$212	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-10,932
• Equity at exit: $14,895

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,877
• Equity at exit: $8,638

Cash invested: $27,972 (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 64477

• Home prices YoY: -5.3%
• Active inventory: 38
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $83

Break-even live

Break-even rent $754

Max offer price $99,900

Occupancy floor 85%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $99,900 Active 49 DOM
2. 2026-06-17
   days on market $99,900 Active 48 DOM
3. 2026-06-16
   days on market $99,900 Active 47 DOM
4. 2026-06-15
   days on market $99,900 Active 46 DOM
5. 2026-06-13
   days on market $99,900 Active 44 DOM
6. 2026-06-12
   days on market $99,900 Active 43 DOM
7. 2026-06-09
   days on market $99,900 Active 40 DOM
8. 2026-06-08
   days on market $99,900 Active 39 DOM
9. 2026-06-07
   days on market $99,900 Active 38 DOM
10. 2026-06-05
    days on market $99,900 Active 36 DOM
11. 2026-06-04
    days on market $99,900 Active 34 DOM
12. 2026-06-02
    days on market $99,900 Active 33 DOM
13. 2026-06-01
    days on market $99,900 Active 32 DOM
14. 2026-05-31
    days on market $99,900 Active 31 DOM
15. 2026-04-30
    listed $99,900 Active 331-char remark
16. 2026-03-10
    soldstatus
17. 2019-12-05
    soldstatus Sold 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

18. 2019-12-05
    soldstatus

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

19. 2019-11-26
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

20. 2019-11-26
    status Active 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

21. 2019-10-31
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

22. 2019-10-22
    price $45,000 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

23. 2019-07-22
    price $47,500 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

24. 2019-05-14
    status Active 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

25. 2019-04-26
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

26. 2019-04-03
    price $49,000 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

27. 2019-02-25
    listed $55,000 Active 166-char remark

    Show marketing remark (166 chars)

    Spacious 1 bedroom home with newly installed Furnace and water heater. Roof is only 3 years old. Side yard is big enough to add garage/building or additional parking.

28. 2011-08-21
    historical
29. 2011-02-21
    listed $54,900
30. 2000-08-30
    soldstatus
31. 2000-05-31
    listed $38,000

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$605/yr (+$50/mo · 166.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,315
• − Mortgage interest: −$5,596
• − Property taxes: −$364
• − Insurance: −$500
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,906
• Taxable loss: −$701
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,167/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: Clinton County R-III
• NCES district ID: 2925290
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $55,969
• Composite: 26.71/100
• National rank: #7151
• State rank: #257 of 324 in MO

Livability — Plattsburg

• Score: 69/100
• State rank: #145
• US rank: #8253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburg, MO
• City population: 3,459
• Population (ZIP): 3,459

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 20,532 people
• By 2030: 20,365 · -0.8%
• By 2040: 19,744 · -3.8%
• By 2050: 18,659 · -9.1%
• By 2075: 15,981 · -22.2%
• By 2100: 11,916 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+47.9) · D 25.4% · R 73.3% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -11.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+45.0 2016: R+44.0 2012: R+22.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.92%
• Current HPI: 264.0722
• 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

+162.9% since first listed

17 events — show timeline

• 2026-04-30 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Sold (Public Records) — Public Records
• 2019-12-05 Sold (Public Records) — Public Records
• 2019-12-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-11-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-11-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-10-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-10-22 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-22 Price Changed $47,500 Heartland MLS as Distributed by MLS Grid
• 2019-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-04-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-03 Price Changed $49,000 Heartland MLS as Distributed by MLS Grid
• 2019-02-25 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2011-08-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-02-21 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2000-08-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-05-31 Listed $38,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $364 · +8.7% YoY. Source: county tax records.