626 M- West North St · Mountain Grove, MO 65711

$55,000

2 bd · 1.0 ba · 772 sqft · Other · 382 Days on market

Built 1938 9,583 sqft lot $71/sqft · 22% below area Est $70k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this nice, clean, and well-cared-for 2-bedroom, 1-bath home located in the heart of Mountain Grove! This cozy property offers comfort and convenience, perfect for first-time buyers, downsizers, or investors. Don’t miss this opportunity to own a great home at an affordable price in Mountain Grove

Key facts

• 9,583 sq ft lot
• Parking
• Built 1938

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.8% in Mountain Grove — 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 66/100 on livability (#251 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Mountain Grove R-III (town): math 48% / reading 49% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wright County population projected at -28% 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 382 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $30k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 382 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 1938 — 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. 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: 1.53% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.67%
• DSCR: 2.19
• GRM: 5.5

CMA / ARV

• ARV (median comp): $70,297
• List price: $55,000
• Delta: -21.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.84×
• Total profit: $12,865
• Equity at exit: $8,201

10-year hold

• IRR: 28.7%
• Equity multiple: 3.54×
• Total profit: $39,179
• Equity at exit: $4,755

Cash invested: $15,400 (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 65711

• Home prices YoY: -14.7%
• Active inventory: 131
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$10 /mo · $118/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $342

Break-even live

Break-even rent $407

Max offer price $55,000

Occupancy floor 54%

Sensitivity live

Price	-10% $373	-5% $358	+0% $342	+5% $327	+10% $245
Rent	-10% $276	-5% $309	+0% $342	+5% $375	+10% $409
Rate	-1.0pp $370	-0.5pp $356	base $342	+0.5pp $328	+1.0pp $314

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $55,000 Active 382 DOM
2. 2026-06-18
   days on market $55,000 Active 380 DOM
3. 2026-06-17
   days on market $55,000 Active 379 DOM
4. 2026-06-16
   days on market $55,000 Active 378 DOM
5. 2026-06-15
   days on market $55,000 Active 377 DOM
6. 2026-06-13
   days on market $55,000 Active 375 DOM
7. 2026-06-12
   days on market $55,000 Active 374 DOM
8. 2026-06-09
   days on market $55,000 Active 371 DOM
9. 2026-06-08
   days on market $55,000 Active 370 DOM
10. 2026-06-07
    days on market $55,000 Active 369 DOM
11. 2026-06-05
    days on market $55,000 Active 367 DOM
12. 2026-06-04
    days on market $55,000 Active 365 DOM
13. 2026-06-02
    days on market $55,000 Active 364 DOM
14. 2026-06-01
    days on market $55,000 Active 363 DOM
15. 2026-05-31
    days on market $55,000 Active 362 DOM
16. 2025-11-18
    price $55,000 313-char remark

    Show marketing remark (313 chars)

    Welcome to this nice, clean, and well-cared-for 2-bedroom, 1-bath home located in the heart of Mountain Grove! This cozy property offers comfort and convenience, perfect for first-time buyers, downsizers, or investors. Don’t miss this opportunity to own a great home at an affordable price in Mountain Grove

17. 2025-11-17
    price $55,000 224-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

18. 2025-08-15
    price $65,000 313-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

19. 2025-08-15
    price $65,000 224-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

20. 2025-07-16
    price $74,000 313-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

21. 2025-07-16
    price $74,000 224-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

22. 2025-06-25
    price $79,900 313-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

23. 2025-06-25
    price $79,900 224-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

24. 2025-06-03
    listed $85,000 Active 313-char remark

    Show marketing remark (313 chars)

    Welcome to this nice, clean, and well-cared-for 2-bedroom, 1-bath home located in the heart of Mountain Grove! This cozy property offers comfort and convenience, perfect for first-time buyers, downsizers, or investors. Don’t miss this opportunity to own a great home at an affordable price in Mountain Grove

25. 2025-05-30
    listed $85,000 Active 224-char remark

    Show marketing remark (224 chars)

    2 Bed, 1 Bath family home located in Mountain Grove, Mo 65711. Nice clean well cared for home for you and yours. This one is from the city street to the alley out back with a carport to park and store your stuff. Call today.

26. 2022-10-27
    soldstatus
27. 2022-10-26
    soldstatus Closed
28. 2022-09-26
    status Pending
29. 2022-08-11
    price $34,900
30. 2022-06-22
    price $39,900
31. 2022-06-02
    listed $45,900 Active
32. 2022-01-19
    soldstatus
33. 2022-01-14
    soldstatus
34. 2021-10-13
    listed $38,000

ⓘ 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: $118 · $10/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$416/yr (+$35/mo · 353.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,078
• − Mortgage interest: −$3,081
• − Property taxes: −$118
• − Insurance: −$275
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,600
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,294/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: Mountain Grove R-III
• NCES district ID: 2921510
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $30,918
• Composite: 39.72/100
• National rank: #3899
• State rank: #73 of 324 in MO

Livability — Mountain Grove

• Score: 66/100
• State rank: #251
• US rank: #12218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Grove, MO
• Population (ZIP): 8,690

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.74%
• Current HPI: 218.8559
• 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

+44.7% since first listed

19 events — show timeline

• 2025-11-18 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $55,000 SOMO
• 2025-08-15 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-08-15 Price Changed $65,000 SOMO
• 2025-07-16 Price Changed $74,000 MARIS as Distributed by MLS Grid
• 2025-07-16 Price Changed $74,000 SOMO
• 2025-06-25 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-06-25 Price Changed $79,900 SOMO
• 2025-06-03 Listed $85,000 MARIS as Distributed by MLS Grid
• 2025-05-30 Listed $85,000 SOMO
• 2022-10-27 Sold (Public Records) — Public Records
• 2022-10-26 Sold (MLS) — SOMO
• 2022-09-26 Pending — SOMO
• 2022-08-11 Price Changed $34,900 SOMO
• 2022-06-22 Price Changed $39,900 SOMO
• 2022-06-02 Listed $45,900 SOMO
• 2022-01-19 Sold (Public Records) — Public Records
• 2022-01-14 Sold (MLS) — SOMO
• 2021-10-13 Listed $38,000 SOMO

Property tax history

+0.6%/yr

Latest (2025): $118 · +11.0% YoY. Source: county tax records.