701 S 9th St · Thayer, MO 65791

$77,500

3 bd · 1.0 ba · 1,047 sqft · Other public records · 16 Days on market

Built 1980 0.29 ac 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neat, clean & move in ready! Check out this newly listed home with new carpet, metal roof, vinyl thermal pane windows, and central heat & air! Home sits on nice level lot with paved driveway and storage shed with cement floor in the back yard! Call today for more information!

Key facts

• Central heat
• Metal roof
• New carpet

Tags

• NEW CARPET
• METAL ROOF
• VINYL THERMAL PANE WINDOWS
• CENTRAL HEAT
• PAVED DRIVEWAY
• STORAGE SHED

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; One story
• Construction: Frame construction; Metal roof
• Exterior features: Level lot; Publicly maintained asphalt roads; City street frontage; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Bedrooms: Bedrooms on main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Ceiling fan(s)
• Interior features: Insulated double-pane windows; Carpet flooring
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.1% in Thayer — 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 59/100 on livability (#530 in MO) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Thayer R-II (rural): math 51% / reading 52% proficiency, ranked #42 of 324 in MO (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Thayer Elem. (math 62% / reading 57%, grade B-, #124 of 1,115 statewide, top 13%, 419 students, 62% FRL); Thayer Sr. High (math 42% / reading 47%, grade F, #179 of 521 statewide, top 39%, 343 students, 50% FRL).
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oregon County population projected at -12% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,337 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.30% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.4

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,054
• Equity at exit: $11,556

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $33,485
• Equity at exit: $6,701

Cash invested: $21,700 (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 65791

• Home prices YoY: -10.5%
• Active inventory: 59
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $324

Break-even live

Break-even rent $594

Max offer price $77,500

Occupancy floor 63%

Sensitivity live

Price	-10% $368	-5% $346	+0% $324	+5% $302	+10% $280
Rent	-10% $245	-5% $284	+0% $324	+5% $364	+10% $403
Rate	-1.0pp $363	-0.5pp $344	base $324	+0.5pp $304	+1.0pp $284

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $77,500 Active 16 DOM
2. 2026-06-21
   days on market $77,500 Active 15 DOM
3. 2026-06-21
   days on market $77,500 Active 14 DOM
4. 2026-06-18
   days on market $77,500 Active 12 DOM
5. 2026-06-17
   days on market $77,500 Active 11 DOM
6. 2026-06-16
   days on market $77,500 Active 10 DOM
7. 2026-06-15
   days on market $77,500 Active 9 DOM
8. 2026-06-13
   days on market $77,500 Active 7 DOM
9. 2026-06-12
   days on market $77,500 Active 6 DOM
10. 2026-06-09
    days on market $77,500 Active 3 DOM
11. 2026-06-09
    status $77,500 Active 2 DOM
12. 2026-05-29
    status Pending
13. 2026-05-27
    listed $77,500 Active

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$384/yr (+$32/mo · 104.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,052
• − Mortgage interest: −$4,341
• − Property taxes: −$368
• − Insurance: −$388
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,255
• Taxable income: $2,772
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,223/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: Thayer R-II
• NCES district ID: 2930270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $31,092
• Composite: 42.22/100
• National rank: #3284
• State rank: #42 of 324 in MO

Livability — Thayer

• Score: 59/100
• State rank: #530
• US rank: #19863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thayer, MO
• Population (ZIP): 4,172

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Portuguese 1%
• Foreign-born: 0%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.09%
• Current HPI: 196.3094
• 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

2 events — show timeline

• 2026-05-29 Pending — SOMO
• 2026-05-27 Listed $77,500 SOMO

Property tax history

+1.7%/yr

Latest (2025): $368 · +9.0% YoY. Source: county tax records.