916 2nd St · Scott City, MO 63780

$74,900

3 bd · 2.0 ba · 1,344 sqft · Other public records · 145 Days on market

Built 1996 6,969 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

Key facts

• 6,969 sq ft lot
• Built 1996
• Listed 145 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#514 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment D-.
• Scott City R-I (town): math 30% / reading 45% proficiency, ranked #193 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scott City Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 270 students, 64% FRL); Scott City High (math 42% / reading 54%, grade D, #151 of 521 statewide, top 29%, 260 students, 39% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Scott County population projected at -16% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.74% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.71%
• DSCR: 2.50
• GRM: 4.8

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $25,363
• Equity at exit: $11,168

10-year hold

• IRR: 36.4%
• Equity multiple: 4.35×
• Total profit: $70,296
• Equity at exit: $6,476

Cash invested: $20,972 (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 63780

• Active inventory: 19
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $589

Break-even live

Break-even rent $557

Max offer price $74,900

Occupancy floor 50%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-11-10
   status Pending
2. 2025-10-08
   price $74,900
3. 2025-06-19
   listed $84,900 Active
4. 2023-01-27
   soldstatus Closed 526-char remark

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

5. 2023-01-27
   soldstatus

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

6. 2023-01-19
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

7. 2022-09-21
   status Active 526-char remark

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

8. 2022-09-13
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

9. 2022-09-12
   listed $75,000 Active 526-char remark

   Show marketing remark (526 chars)

   Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

10. 2022-09-11
    historical $75,000 526-char remark

    Show marketing remark (526 chars)

    Leased for $800 per month making this home a perfect investment property or personal home as it's month to month now. Spacious 3BD/2BA house in Scott City, featuring full interior repaint in modern grey and beautiful vinyl plank flooring throughout along with skylights in the master and main bathrooms, split floorplan, and an open concept. Kitchen includes the refrigerator, electric stove and dishwasher. Also has a large garden tub and walk in shower in master bath. The back door opens into the nice laundry room/mudroom.

11. 2003-04-01
    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: $196 · $16/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$531/yr (+$44/mo · 271.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,638
• − Mortgage interest: −$4,196
• − Property taxes: −$196
• − Insurance: −$374
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,179
• Taxable income: $6,192
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $5,585/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: Scott City R-I
• NCES district ID: 2915450
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $38,560
• Composite: 31.27/100
• National rank: #6021
• State rank: #193 of 324 in MO

Livability — Scott City

• Score: 60/100
• State rank: #514
• US rank: #19568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scott City, MO
• Population (ZIP): 6,155

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.62%
• Current HPI: 153.643
• 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

-0.1% since first listed

11 events — show timeline

• 2025-11-10 Pending — MARIS as Distributed by MLS Grid
• 2025-10-08 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2025-06-19 Listed $84,900 MARIS as Distributed by MLS Grid
• 2023-01-27 Sold (Public Records) — Public Records
• 2023-01-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-19 Pending — MARIS as Distributed by MLS Grid
• 2022-09-21 Relisted — MARIS as Distributed by MLS Grid
• 2022-09-13 Pending — MARIS as Distributed by MLS Grid
• 2022-09-12 Listed $75,000 MARIS as Distributed by MLS Grid
• 2022-09-11 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 2003-04-01 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $196 · -1.5% YoY. Source: county tax records.