118 W Main St · Wheaton, MO 64874

$42,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily · 3 Days on market

Built 1905 Fair condition 8,712 sqft lot

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Traditional Style, 3 Bedroom, 1 Bathroom Home sitting on a large corner lot in Wheaton. Home features a spacious Living Room along with an adequate kitchen and 3 decent sized Bedrooms. Plenty of exterior storage available between the Detached Garage and the shed attached to the Deck. Needs TLC but has a lot of potential! Back yard is perfect for a variety of social activities. Don't miss this opportunity!

Key facts

• Exterior storage
• Back yard
• Corner lot

Tags

• CORNER LOT
• EXTERIOR STORAGE
• DETACHED GARAGE
• SHED ATTACHED TO THE DECK
• BACK YARD

Property features AI

Exterior

• Parking: 2-car garage; Driveway; 2-car detached garage
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Wood siding construction; Composition roof
• Exterior features: Covered patio/porch; Deck; Porch; Storage structure; Level topography; Corner lot; Lot dimensions approximately 85 x 100 (0.2 acres)

Interior

• Bedrooms: 5 total rooms (room-level details not provided)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Forced air heating; Has cooling
• Interior features: Carpet and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $42k).

Location & tenants

• Location reads 64/100 on livability (#296 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Wheaton R-III (rural): math 26% / reading 36% proficiency, ranked #271 of 324 in MO (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wheaton Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 250 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $1k appreciation (3.0% local appreciation)).
• Barry County population projected at -13% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1905 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.39%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $155,366
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 E Main St	0.32mi	3/1.0	1,224 (+3%)	10mo	$159,900	$131	71
113 N Gilman Ave	0.11mi	2/2.0 (-1)	1,192 (+0%)	17mo	$84,900	$71	71
122 Allman Ave	0.25mi	2/1.0 (-1)	1,160 (-2%)	21mo	$89,900	$78	62
619 S Gilman Ave	0.37mi	3/2.0	1,250 (+5%)	15mo	$180,000	$144	57

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: 55.5%
• Equity multiple: 4.11×
• Total profit: $36,524
• Equity at exit: $18,885

10-year hold

• IRR: 55.1%
• Equity multiple: 8.31×
• Total profit: $85,973
• Equity at exit: $29,104

Cash invested: $11,760 (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 64874

• Active inventory: 9
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $494

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 45%

Sensitivity live

Price	-10% $523	-5% $508	+0% $494	+5% $479	+10% $465
Rent	-10% $415	-5% $455	+0% $494	+5% $533	+10% $572
Rate	-1.0pp $515	-0.5pp $504	base $494	+0.5pp $483	+1.0pp $472

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $42,000 Active 3 DOM
2. 2026-06-18
   remarks 408-char remark
3. 2026-06-18
   listed $42,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,909
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,222
• Taxable income: $5,589
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,584/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the exterior siding, roof, and interior walls. Updates to the kitchen and bathroom will significantly enhance the home's appeal and functionality.

Repairs flagged

• Major Exterior siding — Severe peeling and damage
• Major Roof — Signs of wear and possible leaks
• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Need cleaning and updating

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace exterior siding — New siding improves curb appeal and structural integrity
• Both Replace roof — New roof ensures durability and protects home
• Both Update kitchen cabinets and countertops — Modern kitchen enhances functionality and aesthetics
• Both Update bathroom fixtures — Modern bathroom fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe peeling and damage	Major	$15,000–50,000
Roof · Signs of wear and possible leaks	Major	$15,000–50,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Need cleaning and updating	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — New siding improves curb appeal and structural integrity ↑
• Both Replace roof — New roof ensures durability and protects home ↑
• Both Update kitchen cabinets and countertops — Modern kitchen enhances functionality and aesthetics ↑
• Both Update bathroom fixtures — Modern bathroom fixtures improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wheaton R-III
• NCES district ID: 2931950
• Math proficiency: 26% ▲ 6.00%
• Reading proficiency: 36% ▲ 5.00%
• Median HH income: $33,531
• Composite: 25.42/100
• National rank: #7456
• State rank: #271 of 324 in MO

Livability — Wheaton

• Score: 64/100
• State rank: #296
• US rank: #13636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheaton, MO
• Population (ZIP): 461

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $42,000 OGAR
• 2026-06-16 Listed $42,000 SOMO