806 N 8th St · Canton, MO 63435

$89,900

2 bd · 1.0 ba · 760 sqft · Other public records · 177 Days on market

Built 1930 5,270 sqft lot

---

Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Worth the price! This cozy 2-bed, 1-bath bungalow offers a quiet corner lot location overlooking crop fields on the west edge of town, with a shaded yard and nice garage. Inside you'll find a sunny kitchen (refrigerator & gas stove convey), oversized living room, two bedrooms and a full bath. There have been many updates over the last few years: new furnace last year, water heater 4-5 years ago, and new water & sewer lines 3-4 years ago. New windows have been purchased for (most of) the home and will convey. The home boasts a metal roof, and detached 39x16 1-car garage/workshop with finished shop space and plenty of storage. At this price there is plenty of room for a few updates and cosmetic upgrades and you'll still be below market value! Utility providers here include Ameren Electric, Liberty Gas, City of Canton water/sewer/trash & both Rise & Brightspeed Fiber are available. This is a quick 20-minute drive to either Quincy, IL or Keokuk, IA.

Key facts

• New furnace
• Shaded yard
• Sunny kitchen

Tags

• QUIET CORNER LOT LOCATION
• OVERLOOKING CROP FIELDS
• SHADED YARD
• SUNNY KITCHEN
• OVERSIZED LIVING ROOM
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $84k (6.7% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#187 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Canton R-V (rural): math 28% / reading 43% proficiency, ranked #211 of 324 in MO (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lewis County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1930 — 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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.9

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-7,132
• Equity at exit: $13,404

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,271
• Equity at exit: $7,773

Cash invested: $25,172 (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 63435

• Home prices YoY: -3.5%
• Active inventory: 14
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $117

Break-even live

Break-even rent $690

Max offer price $89,900

Occupancy floor 81%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   days on market $89,900 Active 177 DOM
2. 2026-06-02
   days on market $89,900 Active 176 DOM
3. 2026-06-01
   days on market $89,900 Active 175 DOM
4. 2026-05-31
   days on market $89,900 Active 174 DOM
5. 2026-02-24
   status Active 983-char remark

   Show marketing remark (983 chars)

   Worth the price! This cozy 2-bed, 1-bath bungalow offers a quiet corner lot location overlooking crop fields on the west edge of town, with a shaded yard and nice garage. Inside you'll find a sunny kitchen (refrigerator & gas stove convey), oversized living room, two bedrooms and a full bath. There have been many updates over the last few years: new furnace last year, water heater 4-5 years ago, and new water & sewer lines 3-4 years ago. New windows have been purchased for (most of) the home and will convey. The home boasts a metal roof, and detached 39x16 1-car garage/workshop with finished shop space and plenty of storage. At this price there is plenty of room for a few updates and cosmetic upgrades and you'll still be below market value! Utility providers here include Ameren Electric, Liberty Gas, City of Canton water/sewer/trash & both Rise & Brightspeed Fiber are available. This is a quick 20-minute drive to either Quincy, IL or Keokuk, IA.

6. 2026-01-27
   historical Active Under Contract 983-char remark

   Show marketing remark (983 chars)

   Worth the price! This cozy 2-bed, 1-bath bungalow offers a quiet corner lot location overlooking crop fields on the west edge of town, with a shaded yard and nice garage. Inside you'll find a sunny kitchen (refrigerator & gas stove convey), oversized living room, two bedrooms and a full bath. There have been many updates over the last few years: new furnace last year, water heater 4-5 years ago, and new water & sewer lines 3-4 years ago. New windows have been purchased for (most of) the home and will convey. The home boasts a metal roof, and detached 39x16 1-car garage/workshop with finished shop space and plenty of storage. At this price there is plenty of room for a few updates and cosmetic upgrades and you'll still be below market value! Utility providers here include Ameren Electric, Liberty Gas, City of Canton water/sewer/trash & both Rise & Brightspeed Fiber are available. This is a quick 20-minute drive to either Quincy, IL or Keokuk, IA.

7. 2025-12-08
   listed $89,900 Active 983-char remark

   Show marketing remark (983 chars)

   Worth the price! This cozy 2-bed, 1-bath bungalow offers a quiet corner lot location overlooking crop fields on the west edge of town, with a shaded yard and nice garage. Inside you'll find a sunny kitchen (refrigerator & gas stove convey), oversized living room, two bedrooms and a full bath. There have been many updates over the last few years: new furnace last year, water heater 4-5 years ago, and new water & sewer lines 3-4 years ago. New windows have been purchased for (most of) the home and will convey. The home boasts a metal roof, and detached 39x16 1-car garage/workshop with finished shop space and plenty of storage. At this price there is plenty of room for a few updates and cosmetic upgrades and you'll still be below market value! Utility providers here include Ameren Electric, Liberty Gas, City of Canton water/sewer/trash & both Rise & Brightspeed Fiber are available. This is a quick 20-minute drive to either Quincy, IL or Keokuk, IA.

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$435/yr (+$36/mo · 99.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,065
• − Mortgage interest: −$5,036
• − Property taxes: −$437
• − Insurance: −$450
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,615
• Taxable loss: −$83
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,427/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: Canton R-V
• NCES district ID: 2907080
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $41,875
• Composite: 29.93/100
• National rank: #6382
• State rank: #211 of 324 in MO

Livability — Canton

• Score: 68/100
• State rank: #187
• US rank: #9898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, MO
• Population (ZIP): 4,285

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 10,053 people
• By 2030: 9,949 · -1.0%
• By 2040: 9,585 · -4.7%
• By 2050: 9,042 · -10.1%
• By 2075: 7,776 · -22.6%
• By 2100: 5,800 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 3%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+60.0) · D 19.4% · R 79.5% · Other 1.1%
• 2008→2024 swing: -43.2pp toward R · 2008: -16.8pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+55.7 2016: R+54.1 2012: R+27.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.64%
• Current HPI: 181.4286
• 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

3 events — show timeline

• 2026-02-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-27 Contingent — MARIS as Distributed by MLS Grid
• 2025-12-08 Listed $89,900 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $437 · +17.2% YoY. Source: county tax records.