607 W Third St · Belle, MO 65013

$90,000

2 bd · 2.0 ba · 1,343 sqft · SingleFamily · 49 Days on market

Built 1930 0.26 ac lot $67/sqft · 14% below area Est $104k · 14% under

---

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 +24.0/30.0
• ARV discount +13.7/15.0
• DSCR +7.7/10.0
• Appreciation +7.5/10.0
• 1% rule +6.2/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

Key facts

• Wood flooring
• Improved plumbing
• Clawfoot tub

Tags

• HISTORIC HOME
• IMPROVED ELECTRICAL WIRING
• IMPROVED PLUMBING
• HIGH CEILINGS
• WOOD FLOORING
• CLAWFOOT TUB

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity (includes 220 volts); Propane; Electricity, sewer, and water connected
• Home design: Single family residence; Residential property; Two levels
• Construction: Vinyl siding
• Exterior features: Front porch; Corner lot

Interior

• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Propane heating; Ceiling fan(s) for cooling; Wall/window unit(s) for cooling
• Interior features: Ceiling fan(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#617 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Maries County R-II (rural): math 29% / reading 39% proficiency, ranked #242 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belle Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 275 students, 98% FRL); Belle High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 245 students, 38% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.1% local appreciation)).
• Maries County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $104,484
• List price: $90,000
• Delta: -13.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Apple Ave	0.10mi	3/1.0 (+1)	1,306 (-3%)	6mo	$144,900	$111	76
510 Linn Ave	0.36mi	3/2.0 (+1)	1,380 (+3%)	2mo	$212,000	$154	72
505 W Fourth St	0.11mi	3/1.5 (+1)	1,408 (+5%)	13mo	$214,900	$153	69
402 S Tellman Ave	0.20mi	2/1.0	1,200 (-11%)	4mo	$80,000	$67	65
407 S Lindner Ln	0.25mi	3/2.0 (+1)	1,204 (-10%)	1mo	$125,000	$104	65
702 Tellman	0.35mi	3/1.0 (+1)	1,293 (-4%)	5mo	$173,000	$134	65
616 S Taylor Ave	0.30mi	3/2.0 (+1)	1,314 (-2%)	16mo	$99,900	$76	64
109 Linn St	0.35mi	2/1.0	1,475 (+10%)	1mo	$163,000	$111	62
305 S Oak Ave	0.13mi	3/2.0 (+1)	1,524 (+14%)	10mo	$145,000	$95	58
410 S Tellman	0.23mi	3/1.5 (+1)	1,450 (+8%)	16mo	$230,000	$159	56
707 S Tellman Ave S	0.37mi	3/1.0 (+1)	1,141 (-15%)	6mo	$152,000	$133	44
203 N Belle Ave	0.51mi	2/1.5	1,500 (+12%)	23mo	$165,000	$110	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.29×
• Total profit: $32,453
• Equity at exit: $51,543

10-year hold

• IRR: 20.0%
• Equity multiple: 4.50×
• Total profit: $88,247
• Equity at exit: $89,408

Cash invested: $25,200 (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 65013

• Home prices YoY: 2.7%
• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $176

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $90,000 Active 49 DOM
2. 2026-06-18
   days on market $90,000 Active 48 DOM
3. 2026-06-17
   days on market $90,000 Active 47 DOM
4. 2026-06-16
   days on market $90,000 Active 46 DOM
5. 2026-06-15
   days on market $90,000 Active 45 DOM
6. 2026-06-14
   days on market $90,000 Active 43 DOM
7. 2026-06-12
   days on market $90,000 Active 42 DOM
8. 2026-06-09
   days on market $90,000 Active 39 DOM
9. 2026-06-08
   days on market $90,000 Active 38 DOM
10. 2026-06-07
    days on market $90,000 Active 37 DOM
11. 2026-06-05
    days on market $90,000 Active 34 DOM
12. 2026-06-02
    days on market $90,000 Active 32 DOM
13. 2026-06-01
    days on market $90,000 Active 31 DOM
14. 2026-05-31
    days on market $90,000 Active 30 DOM
15. 2026-05-30
    days on market $90,000 Active 29 DOM
16. 2026-05-01
    listed $90,000 Active 1243-char remark
17. 2024-12-09
    historical
18. 2024-10-20
    price $75,000
19. 2024-09-22
    listed $85,000 Active
20. 2018-02-08
    soldstatus Closed

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

21. 2018-01-16
    historical Contingent (No Kickout)

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

22. 2018-01-10
    price $19,900

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

23. 2017-05-30
    status Active

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

24. 2017-05-12
    historical Contingent (No Kickout)

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

25. 2017-04-10
    listed $39,000 Active

    Show marketing remark (668 chars)

    ** MOTIVATED SELLER ** BRING US A SERIOUS OFFER ** PRICED SO YOU CAN BRING THIS BEAUTY BACK TO LIFE. ORIGINALLY BUILT IN 1930 SITS ON 75' x 150' CORNER LOT, APPROX. 1,120 SQ. FT., USED AS 3BR, LARGEST BR UPSTAIRS WOULD BE IDEAL FOR MASTER & WALK IN CLOSET, ALONG WITH LIVING ROOM AND DINING ROOM, ALL HAVE WOOD FLOORS. 1 BA AND EAT IN KITCHEN HAVE FLOOR TILE. WASHER/DRYER HOOK UPS ARE LOCATED IN THE ENCLOSED BACK PORCH. LOTS OF ORIGINAL WOODWORK STILL PRESENT. 2 F/A HEATING UNITS (10 & 10+ yrs old) WINDOW A/C UNIT, ROOF APPROX. 5 YRS. OLD, LARGE COVERED FRONT PORCH, SINGLE DETACHED GARAGE AND 2-CAR CARPORT ALONG WITH STORAGE SHED COMPLETE THIS PROPERTY.

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

Taxation est. · year 1

• Rental income: $12,115
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,618
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,935/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: Maries County R-II
• NCES district ID: 2900001
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,578
• Composite: 27.91/100
• National rank: #6867
• State rank: #242 of 324 in MO

Livability — Belle

• Score: 58/100
• State rank: #617
• US rank: #21398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle, MO
• Population (ZIP): 2,973

Population outlook (Maries County) Hauer SSP2

• Today (2025): 8,458 people
• By 2030: 8,165 · -3.5%
• By 2040: 7,523 · -11.1%
• By 2050: 6,884 · -18.6%
• By 2075: 5,825 · -31.1%
• By 2100: 5,245 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Maries

• 2024 margin: Solid R (+67.5) · D 15.8% · R 83.3%
• 2008→2024 swing: -40.0pp toward R · 2008: -27.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+64.5 2016: R+61.5 2012: R+41.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.10%
• Current HPI: 192.1481
• 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

+130.8% since first listed

10 events — show timeline

• 2026-05-01 Listed $90,000 MARIS as Distributed by MLS Grid
• 2024-12-09 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-20 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2024-09-22 Listed $85,000 MARIS as Distributed by MLS Grid
• 2018-02-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-16 Contingent — MARIS as Distributed by MLS Grid
• 2018-01-10 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2017-05-30 Relisted — MARIS as Distributed by MLS Grid
• 2017-05-12 Contingent — MARIS as Distributed by MLS Grid
• 2017-04-10 Listed $39,000 MARIS as Distributed by MLS Grid