402 Saint Francis St · Fulton, MO 65251

$99,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 64 Days on market

Built 1940 10,000 sqft lot $136/sqft · at area comps Est $124k · 20% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• 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

This home is being sold strictly AS-IS. The seller will make no repairs. Known foundation settling issues exist. Bring your tools and vision to this cute 2 bedroom home in a convenient location on a large lot.

Key facts

• 0.23 acre lot
• Built 1940
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $65 ($775/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 $85k (13.8% below list).
• Recommended offer: $85k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Fulton — 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 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,302 (13.8% below list)

Questions for the listing agent

1. It's been on market 64 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 1940 — 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. 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.
6. 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.
7. 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: 7.08%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $123,885
• List price: $99,000
• Delta: -20.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Schultze St	0.31mi	2/1.0	709 (-3%)	3mo	$144,900	$204	79
1 E Chestnut St	0.16mi	2/1.0	800 (+10%)	6mo	$105,000	$131	70

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-11,963
• Equity at exit: $14,761

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-5,257
• Equity at exit: $8,560

Cash invested: $27,720 (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 65251

• Active inventory: 134
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $853 high
• Mortgage (P&I): −$519
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $65

Break-even live

Break-even rent $771

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $121	-5% $93	+0% $65	+5% $37	+10% $9
Rent	-10% $-3	-5% $31	+0% $65	+5% $98	+10% $132
Rate	-1.0pp $114	-0.5pp $90	base $65	+0.5pp $39	+1.0pp $13

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Churchill Rd Fulton, MO	2.0	1.0	650	$750	$1.15	21d	1	0.36mi
103 E 3rd St Fulton, MO	1.0	1.0	350	$605	$1.73	21d	1	0.51mi
13 W 5th St Apt B Fulton, MO	2.0	1.0	660	$875	$1.33	21d	1	0.57mi
603 Court St Fulton, MO	1.0	1.0	600	$740	$1.23	14d	1	0.68mi
408 E 5th St Fulton, MO	2.0	1.0	570	$750	$1.32	44d	1	0.75mi
1 Ferdinand Dr Unit 3 Fulton, MO	1.0	1.0	500	$775	$1.55	44d	1	0.87mi
715-709 W 7th St Fulton, MO	1.0	1.0	530	$800	$1.51	44d	1	0.91mi
808 Center St Fulton, MO	1.0	1.0	525	$600	$1.14	14d	1	0.94mi
1016 N Bluff St Apt A Fulton, MO	1.0	1.0	550	$625	$1.14	14d	1	1.32mi

Listing history 21 events

1. 2026-06-19
   days on market $99,000 Active 64 DOM
2. 2026-06-18
   days on market $99,000 Active 63 DOM
3. 2026-06-17
   days on market $99,000 Active 62 DOM
4. 2026-06-16
   days on market $99,000 Active 61 DOM
5. 2026-06-15
   days on market $99,000 Active 60 DOM
6. 2026-06-14
   days on market $99,000 Active 58 DOM
7. 2026-06-13
   days on market $99,000 Active 57 DOM
8. 2026-06-10
   days on market $99,000 Active 55 DOM
9. 2026-06-09
   days on market $99,000 Active 54 DOM
10. 2026-06-08
    days on market $99,000 Active 53 DOM
11. 2026-06-07
    days on market $99,000 Active 52 DOM
12. 2026-06-02
    days on market $99,000 Active 47 DOM
13. 2026-05-31
    days on market $99,000 Active 45 DOM
14. 2026-05-30
    days on market $99,000 Active 44 DOM
15. 2026-04-16
    listed $99,000 Active 209-char remark

    Show marketing remark (209 chars)

    This home is being sold strictly AS-IS. The seller will make no repairs. Known foundation settling issues exist. Bring your tools and vision to this cute 2 bedroom home in a convenient location on a large lot.

16. 2026-04-16
    listed $99,000 Active 209-char remark

    Show marketing remark (209 chars)

    This home is being sold strictly AS-IS. The seller will make no repairs. Known foundation settling issues exist. Bring your tools and vision to this cute 2 bedroom home in a convenient location on a large lot.

17. 2016-03-16
    soldstatus
18. 2015-08-19
    listed $22,000
19. 2014-12-15
    listed $32,200
20. 2005-02-09
    soldstatus
21. 2002-01-16
    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: $587 · $49/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$373/yr (+$31/mo · 63.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,236
• − Mortgage interest: −$5,546
• − Property taxes: −$587
• − Insurance: −$495
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,880
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $993/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: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, MO
• 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

+207.5% since first listed

7 events — show timeline

• 2026-04-16 Listed $99,000 CBORMLS
• 2026-04-16 Listed $99,000 HMMLS
• 2016-03-16 Sold (MLS) — HMMLS
• 2015-08-19 Listed $22,000 HMMLS
• 2014-12-15 Listed $32,200 HMMLS
• 2005-02-09 Sold (Public Records) — Public Records
• 2002-01-16 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2024): $587 · +0.5% YoY. Source: county tax records.