623 Adams St · Moscow Mills, MO 63362

$119,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 6 Days on market

Built 1984 0.62 ac lot $142/sqft · 36% below area Est $187k · 36% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entered for comp purposes only.

Key facts

• 0.62 acre lot
• Garage
• Built 1984

Property features AI

Finance

• Other: Living area approximately 840 (public records); Lot size approximately 0.62 acres; Asphalt road access
• Financial info: Lease considered
• HOA & community: Community features include park, restaurant, street lights, and trails

Exterior

• Parking: Circular driveway; Detached garage; Off-street parking; Total parking for 3 vehicles; 1 garage space
• Security: Storm door(s); Panel door(s)
• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Manufactured home; One level; Private ownership
• Construction: Wood siding; Metal siding; Other siding materials; Shingle roof; Slab foundation; Built as a manufactured/mobile home
• Exterior features: Covered porch; Deck; Private yard; Back yard; Front yard; Corner lot; Many trees; Pie-shaped lot; Private setting; Exterior lighting; Storage

Interior

• Kitchen: Dishwasher; Disposal; Range hood; Electric range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Pantry; Storage; Lighting; Private entrance
• Laundry & utility: Washer and dryer included; Laundry located inside on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 9.2% vs local median 2.6% in Moscow Mills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#375 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Troy R-III (town): math 40% / reading 47% proficiency, ranked #97 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wm. R. Cappel Elem. (math 39% / reading 41%, grade F, #530 of 1,115 statewide, top 48%, 607 students, 32% FRL); Troy Buchanan High (math 40% / reading 58%, grade D, #145 of 521 statewide, top 28%, 2,188 students, 26% FRL).
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 149 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.

Recommended offer $119,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $186,718
• List price: $119,000
• Delta: -36.27%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-759
• Equity at exit: $17,743

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,030
• Equity at exit: $10,289

Cash invested: $33,320 (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 63362

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $292

Break-even live

Break-even rent $882

Max offer price $119,000

Occupancy floor 72%

Sensitivity live

Price	-10% $359	-5% $325	+0% $292	+5% $258	+10% $224
Rent	-10% $193	-5% $242	+0% $292	+5% $341	+10% $391
Rate	-1.0pp $352	-0.5pp $322	base $292	+0.5pp $261	+1.0pp $230

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Truman Ct Moscow Mills, MO	3.0	1.5	1100	$1,300	$1.18	18d	1	0.38mi
223 Truman Ct Moscow Mills, MO	3.0	1.0	1100	$1,200	$1.09	2d	1	0.40mi

Listing history 6 events

1. 2026-05-14
   listed $119,000 Active 871-char remark
2. 2026-05-07
   historical $119,000 871-char remark
3. 2023-03-06
   soldstatus 31-char remark

   Show marketing remark (31 chars)

   Entered for comp purposes only.

4. 2014-02-25
   soldstatus
5. 2014-02-20
   soldstatus

   Show marketing remark (295 chars)

   Great Investment Property! Special district zoning allows residential or commercial use. Exceptional condition and ready for you or your tenant. This would make a great rental property while you wait for the commercial value to rise! Location! Location! Location! Excellent detached garage!

6. 2014-02-07
   listed $44,900

   Show marketing remark (295 chars)

   Great Investment Property! Special district zoning allows residential or commercial use. Exceptional condition and ready for you or your tenant. This would make a great rental property while you wait for the commercial value to rise! Location! Location! Location! Excellent detached garage!

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$876/yr (+$73/mo · 315.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,016
• − Mortgage interest: −$6,666
• − Property taxes: −$278
• − Insurance: −$595
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,462
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,114/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: Troy R-III
• NCES district ID: 2930450
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $56,629
• Composite: 38.01/100
• National rank: #4288
• State rank: #97 of 324 in MO

Livability — Moscow Mills

• Score: 62/100
• State rank: #375
• US rank: #16517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moscow Mills, MO
• Population (ZIP): 9,247

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 58,571 people
• By 2030: 60,050 · +2.5%
• By 2040: 61,982 · +5.8%
• By 2050: 61,790 · +5.5%
• By 2075: 58,249 · -0.5%
• By 2100: 48,815 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 3%
• Common ancestry: Romanian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.9) · D 21.5% · R 77.4% · Other 1.1%
• 2008→2024 swing: -44.5pp toward R · 2008: -11.4pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+52.5 2016: R+50.5 2012: R+29.1 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.35%
• Current HPI: 195.6311
• 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

+165.0% since first listed

8 events — show timeline

• 2026-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $119,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $119,000 MARIS as Distributed by MLS Grid
• 2023-03-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-02-25 Sold (Public Records) — Public Records
• 2014-02-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-02-07 Listed $44,900 MARIS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2017): $278 · +34.3% YoY. Source: county tax records.