601 N Vandeventer St · Kennett, MO 63857

$159,900

7 bd · 3.0 ba · 1,716 sqft · Other public records · 59 Days on market

Built 1913 0.87 ac lot

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Why this score? — see what drove the D- 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you need a very large home at a reasonable price, this is the perfect place for your family. A total of 7 bedrooms, three bathrooms with more storage than you can imagine and plenty of flex space for everyone. This home had unbelievable character, once you walk through the door you immediately feel at home. A newer two car garage has been added and there are two spacious outbuildings in the huge yard. Beautiful old trees provide shade all around the house and the double front porches, one upstairs and one down are perfect for children to play on or adults to sit and swing, sip your coffee and read a book. Let's take a look at this 1913 beauty!

Key facts

• Huge yard
• Old trees
• Two car garage

Tags

• TWO CAR GARAGE
• SPACIOUS OUTBUILDINGS
• HUGE YARD
• DOUBLE FRONT PORCHES
• OLD TREES

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Single phase electric service with 220 volts
• Home design: Single Family Residence; Residential property; Two levels
• Construction: Frame construction; Above-grade living area reported as 3,400 (assessor)
• Exterior features: Front porch; Enclosed patio/porch; Storage building; Workshop; City lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Exhaust fan
• Bedrooms: 7 bedrooms total; 2 bedrooms on the main level; 5 bedrooms on the upper level
• Bathrooms: 3 full bathrooms total; 1 full bathroom on the main level; 2 full bathrooms on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room fireplace (1); Enclosed front porch; 16 total rooms
• Laundry & utility: Utilities connected: electricity, natural gas, water, sewer; Cable available

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $26 ($314/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 $127k (20.6% below list).
• Recommended offer: $127k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H. Byron Masterson Elem. (451 students, 99% FRL); Kennett Middle (math 21% / reading 28%, grade F, #324 of 391 statewide, top 83%, 417 students, 99% FRL); Kennett High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 497 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,035 (20.6% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-24,305
• Equity at exit: $23,842

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-19,261
• Equity at exit: $13,825

Cash invested: $44,772 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $26

Break-even live

Break-even rent $1,237

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $71	+0% $26	+5% $-19	+10% $-64
Rent	-10% $-74	-5% $-24	+0% $26	+5% $76	+10% $127
Rate	-1.0pp $107	-0.5pp $67	base $26	+0.5pp $-15	+1.0pp $-57

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-03-02
   listed $159,900 Active
3. 1998-08-18
   soldstatus
4. 1980-06-02
   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: $867 · $72/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$684/yr (+$57/mo · 78.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,244
• − Mortgage interest: −$8,957
• − Property taxes: −$867
• − Insurance: −$800
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,652
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $907/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

4 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $159,900 MARIS as Distributed by MLS Grid
• 1998-08-18 Sold (Public Records) — Public Records
• 1980-06-02 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $867 · +0.5% YoY. Source: county tax records.