901 2nd St · Ridgeway, MO 64481

$65,000

3 bd · 1.0 ba · 1,230 sqft · Other public records · 334 Days on market

Built 1900 0.41 ac lot $53/sqft · 51% below area

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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 +5.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here’s your chance to snag a value-add property on a spacious corner lot in Northwest Missouri—just off I-35 for easy access. This fixer-upper sits on over half an acre and has the bones to become a great flip, rental, or primary residence with sweat equity. The main level features: • Kitchen, living room, dining room, bathroom, and utility room • Updated flooring, fresh paint, and newer windows already done for you Upstairs offers three bedrooms ready for your finishing touches. Outside, the lot delivers bonus value with two outbuildings: • A 20x20 two-car garage • A 29x23 Steel building—perfect for storage, a workshop, or extra rental space If you’re looking for real estate opportunities, this one checks a lot of boxes for the right buyer. Whether you’re an investor, flipper, or hands-on homeowner, this property has plenty of potential and room to grow. Bring your tools, bring your vision, and let’s make it happen!

Key facts

• Over half an acre
• Fresh paint
• Two outbuildings

Tags

• SPACIOUS CORNER LOT
• OVER HALF AN ACRE
• UPDATED FLOORING
• FRESH PAINT
• NEWER WINDOWS
• TWO OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#679 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Ridgeway R-V (rural): math 20% / reading 40% proficiency, ranked #467 of 535 in MO (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Harrison County population projected at -22% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• GRM: 5.2

CMA / ARV

• ARV (median comp): $133,614
• List price: $65,000
• Delta: -51.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.95×
• Total profit: $35,505
• Equity at exit: $29,227

10-year hold

• IRR: 34.7%
• Equity multiple: 5.81×
• Total profit: $87,562
• Equity at exit: $45,042

Cash invested: $18,200 (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 64481

• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $435

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $472	-5% $453	+0% $435	+5% $416	+10% $398
Rent	-10% $352	-5% $394	+0% $435	+5% $476	+10% $517
Rate	-1.0pp $468	-0.5pp $451	base $435	+0.5pp $418	+1.0pp $401

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 334 DOM
2. 2026-06-18
   days on market $65,000 Active 332 DOM
3. 2026-06-17
   days on market $65,000 Active 331 DOM
4. 2026-06-16
   days on market $65,000 Active 330 DOM
5. 2026-06-15
   days on market $65,000 Active 329 DOM
6. 2026-06-13
   days on market $65,000 Active 327 DOM
7. 2026-06-12
   days on market $65,000 Active 326 DOM
8. 2026-06-09
   days on market $65,000 Active 323 DOM
9. 2026-06-08
   days on market $65,000 Active 322 DOM
10. 2026-06-07
    days on market $65,000 Active 321 DOM
11. 2026-06-07
    days on market $65,000 Active 320 DOM
12. 2026-06-04
    days on market $65,000 Active 317 DOM
13. 2026-06-02
    days on market $65,000 Active 316 DOM
14. 2026-06-01
    days on market $65,000 Active 315 DOM
15. 2026-05-31
    days on market $65,000 Active 314 DOM
16. 2025-07-21
    listed $65,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Here’s your chance to snag a value-add property on a spacious corner lot in Northwest Missouri—just off I-35 for easy access. This fixer-upper sits on over half an acre and has the bones to become a great flip, rental, or primary residence with sweat equity. The main level features: • Kitchen, living room, dining room, bathroom, and utility room • Updated flooring, fresh paint, and newer windows already done for you Upstairs offers three bedrooms ready for your finishing touches. Outside, the lot delivers bonus value with two outbuildings: • A 20x20 two-car garage • A 29x23 Steel building—perfect for storage, a workshop, or extra rental space If you’re looking for real estate opportunities, this one checks a lot of boxes for the right buyer. Whether you’re an investor, flipper, or hands-on homeowner, this property has plenty of potential and room to grow. Bring your tools, bring your vision, and let’s make it happen!

17. 2003-07-08
    soldstatus
18. 2002-05-01
    soldstatus
19. 2000-11-03
    soldstatus
20. 1987-10-26
    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: $256 · $21/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$374/yr (+$31/mo · 146.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $12,519
• − Mortgage interest: −$3,641
• − Property taxes: −$256
• − Insurance: −$325
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,891
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,162/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: Ridgeway R-V
• NCES district ID: 2926490
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,412
• Composite: 27.42/100
• National rank: #12393
• State rank: #467 of 535 in MO

Livability — Ridgeway

• Score: 56/100
• State rank: #679
• US rank: #22452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgeway, MO
• Population (ZIP): 1,179

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 7,893 people
• By 2030: 7,511 · -4.8%
• By 2040: 6,811 · -13.7%
• By 2050: 6,131 · -22.3%
• By 2075: 4,814 · -39.0%
• By 2100: 3,643 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 7% Slovak 3% German 1%
• Languages at home: 99% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+71.8) · D 13.9% · R 85.6%
• 2008→2024 swing: -40.5pp toward R · 2008: -31.3pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+68.0 2016: R+64.9 2012: R+44.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

5 events — show timeline

• 2025-07-21 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2003-07-08 Sold (Public Records) — Public Records
• 2002-05-01 Sold (Public Records) — Public Records
• 2000-11-03 Sold (Public Records) — Public Records
• 1987-10-26 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $256 · -21.9% YoY. Source: county tax records.