12496 Eveningshade Rd · Plato, MO 65552

$49,900

2 bd · 1.0 ba · 1,712 sqft · Other public records · 87 Days on market

Built 1984 1.00 ac lot $29/sqft · 74% below area ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is full of opportunity for the right buyer willing to put in some work. Situated on a one-acre lot at the end of a quiet lane, it offers privacy while still being conveniently located just approximately 5 miles from the south gate of Fort Leonard Wood off Hwy AW. The setting makes it an excellent option for an RV setup while you renovate or build your dream home. The existing structure has been vacant for several years and has sustained vandalism; it is currently uninhabitable and will require significant repairs or removal. Enter at your own risk. Buyer to perform all due diligence.

Key facts

• 1 acre lot
• Garage
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#424 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Plato R-V (rural): math 30% / reading 42% proficiency, ranked #198 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (4.0% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.16% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.97%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $188,521
• List price: $49,900
• Delta: -73.53%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 4.06×
• Total profit: $42,773
• Equity at exit: $25,278

10-year hold

• IRR: 51.2%
• Equity multiple: 8.25×
• Total profit: $101,333
• Equity at exit: $41,327

Cash invested: $13,972 (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 65552

• Home prices YoY: 2.2%
• Active inventory: 23
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $535

Break-even live

Break-even rent $403

Max offer price $49,900

Occupancy floor 45%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $49,900 Active 87 DOM
2. 2026-06-18
   days on market $49,900 Active 86 DOM
3. 2026-06-17
   days on market $49,900 Active 85 DOM
4. 2026-06-16
   days on market $49,900 Active 84 DOM
5. 2026-06-15
   days on market $49,900 Active 83 DOM
6. 2026-06-14
   days on market $49,900 Active 81 DOM
7. 2026-06-12
   days on market $49,900 Active 80 DOM
8. 2026-06-09
   days on market $49,900 Active 77 DOM
9. 2026-06-08
   days on market $49,900 Active 76 DOM
10. 2026-06-07
    days on market $49,900 Active 75 DOM
11. 2026-06-05
    days on market $49,900 Active 72 DOM
12. 2026-06-03
    days on market $49,900 Active 71 DOM
13. 2026-06-02
    days on market $49,900 Active 70 DOM
14. 2026-06-01
    days on market $49,900 Active 69 DOM
15. 2026-05-31
    days on market $49,900 Active 68 DOM
16. 2026-05-30
    days on market $49,900 Active 67 DOM
17. 2026-04-19
    listed $45,000 Active 604-char remark

    Show marketing remark (604 chars)

    This property is full of opportunity for the right buyer willing to put in some work. Situated on a one-acre lot at the end of a quiet lane, it offers privacy while still being conveniently located just approximately 5 miles from the south gate of Fort Leonard Wood off Hwy AW. The setting makes it an excellent option for an RV setup while you renovate or build your dream home. The existing structure has been vacant for several years and has sustained vandalism; it is currently uninhabitable and will require significant repairs or removal. Enter at your own risk. Buyer to perform all due diligence.

18. 2026-03-24
    listed $49,900 Active
19. 2026-03-23
    listed $49,900 Active

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$57/yr (+$5/mo · 13.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $12,961
• − Mortgage interest: −$2,795
• − Property taxes: −$427
• − Insurance: −$250
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,452
• Taxable income: $5,965
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $4,992/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: Plato R-V
• NCES district ID: 2925210
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $48,961
• Composite: 31.04/100
• National rank: #6085
• State rank: #198 of 324 in MO

Livability — Plato

• Score: 61/100
• State rank: #424
• US rank: #17568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,259

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Black 2%
• Common ancestry: Serbian 2% Lithuanian 2% Portuguese 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 184.3328
• 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

-9.8% since first listed

3 events — show timeline

• 2026-04-19 Listed $45,000 SOMO
• 2026-03-24 Listed $49,900 MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $49,900 SOMO

Property tax history

-1.0%/yr

Latest (2025): $427 · -1.0% YoY. Source: county tax records.