10653 246 Hwy · Sheridan, MO 64486

$89,900

2 bd · 1.0 ba · 876 sqft · SingleFamily · 3 Days on market

Built 1961 Good condition 0.79 ac 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Move-in ready and packed with value! This well-maintained 2-bedroom, 1-bath home comes with everything currently in the property staying for the new owner. Enjoy the convenience of immediate occupancy and all the comforts of home from day one. Located on the east side of town in a quiet, welcoming community, you'll appreciate the peaceful setting while still being close to local amenities, including a popular new restaurant. Don't miss your opportunity to see all this property has to offer!

Key facts

• 0.79 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Living area reported as 876 (source: assessor/public records); Age estimated at 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Attached garage that faces the front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Faces south
• Construction: Block, frame and vinyl siding construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 34,412 square feet

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced air; Other heating features; Electric cooling
• Interior features: Ranch floor plan; Inside entrance to basement
• Laundry & utility: Dryer hookup (electric) on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $54 ($650/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 $86k (4.9% below list).
• Recommended offer: $86k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#762 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Worth County R-III (rural): math 25% / reading 40% proficiency, ranked #425 of 535 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Worth County population projected at -26% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,502 (4.9% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

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: 9.9%
• Equity multiple: 1.57×
• Total profit: $14,294
• Equity at exit: $40,423

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $46,080
• Equity at exit: $62,297

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 64486

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $54

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 89%

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 4 events

1. 2026-06-18
   days on market $89,900 Active 3 DOM
2. 2026-06-17
   days on market $89,900 Active 2 DOM
3. 2026-06-16
   remarks 495-char remark
4. 2026-06-16
   listed $89,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,260
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,615
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $850/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers a good starting point with a few cosmetic updates to maximize its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — basic and in need of updating

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value
• Both bathroom renovation — updating the bathroom would also boost both resale and rental value
• Both landscaping and curb appeal — enhancing the landscaping and curb appeal would improve the home's overall appearance and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom would also boost both resale and rental value ↑
• Both landscaping and curb appeal — enhancing the landscaping and curb appeal would improve the home's overall appearance and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Worth County R-III
• NCES district ID: 2932300
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $42,962
• Composite: 30.31/100
• National rank: #11547
• State rank: #425 of 535 in MO

Livability — Sheridan

• Score: 55/100
• State rank: #762
• US rank: #23679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 277

Population outlook (Worth County) Hauer SSP2

• Today (2025): 1,874 people
• By 2030: 1,769 · -5.6%
• By 2040: 1,575 · -16.0%
• By 2050: 1,390 · -25.8%
• By 2075: 1,084 · -42.2%
• By 2100: 817 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Worth

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.8% · Other 1.0%
• 2008→2024 swing: -40.8pp toward R · 2008: -23.9pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+59.8 2016: R+58.6 2012: R+30.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-15 Listed $89,900 Heartland MLS as Distributed by MLS Grid