118 South St · Rogersville, MO 65742

$119,900

3 bd · 1.0 ba · 832 sqft · Other public records · 107 Days on market

Built 1960 8,276 sqft lot $144/sqft · 29% below area Est $178k · 32% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

Key facts

• Covered front porch
• Eat in kitchen
• Large laundry room

Tags

• EAT IN KITCHEN
• LARGE LAUNDRY ROOM
• COVERED FRONT PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $-61 ($-729/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (29.9% below list).
• Recommended offer: $84k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Rogersville — 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 65/100 on livability (#279 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Logan-Rogersville R-VIII (rural): math 40% / reading 55% proficiency, ranked #50 of 324 in MO (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Logan-Rogersville Primary (464 students, 39% FRL); Logan-Rogersville Upper Elem. (math 43% / reading 58%, grade C, #64 of 391 statewide, top 17%, 519 students, 32% FRL); Logan-Rogersville High (math 37% / reading 57%, grade D-, #155 of 521 statewide, top 32%, 740 students, 26% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,009 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (median comp): $177,591
• List price: $119,900
• Delta: -32.49%
• 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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-23,350
• Equity at exit: $17,877

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-25,524
• Equity at exit: $10,367

Cash invested: $33,572 (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 65742

• Home prices YoY: -27.1%
• Active inventory: 182
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $-61

Break-even live

Break-even rent $917

Max offer price $109,167

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-27	+0% $-61	+5% $-95	+10% $-129
Rent	-10% $-127	-5% $-94	+0% $-61	+5% $-28	+10% $6
Rate	-1.0pp $0	-0.5pp $-30	base $-61	+0.5pp $-92	+1.0pp $-123

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Britt Ln Rogersville, MO	1.0–2.0	1.0	562	$699	$1.24	16d	1	0.76mi
115 Dogwood St Unit A Rogersville, MO	2.0	2.0	850	$950	$1.12	25d	1	0.86mi

Listing history 10 events

1. 2026-05-08
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

2. 2026-04-29
   status Active 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

3. 2026-03-28
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

4. 2026-03-21
   price $119,900 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

5. 2026-01-06
   price $129,900 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

6. 2025-12-21
   listed $139,900 Active 309-char remark

   Show marketing remark (309 chars)

   Super cute!! Rogersville Schools!! Great starter home or rental. Home has 3 nice sized bedrooms an eat in kitchen and a large laundry room. Hmoe also has a covered front porch and a convenient location. Home is being sold ''as is'' buyer and buyer's agent to do their own due diligence on the square footage.

7. 2021-12-06
   soldstatus 631-char remark

   Show marketing remark (631 chars)

   Adorable family home in Rogersville! Approaching the home you will notice the quaint front porch perfect for relaxing with your morning coffee. As you enter the home, you will see an abundance of natural light, and as you continue into the kitchen you will find plenty of storage in the bright white cabinetry, as well as a connected dining area. Continuing down the hallway you will find three generous sized bedrooms and an updated bathroom with gorgeous granite top vanity. The home also features a large backyard with back deck that is the perfect spot for the grill. Don't miss this cutie; call to schedule your showing today!

8. 2021-10-24
   listed $105,000 631-char remark

   Show marketing remark (631 chars)

   Adorable family home in Rogersville! Approaching the home you will notice the quaint front porch perfect for relaxing with your morning coffee. As you enter the home, you will see an abundance of natural light, and as you continue into the kitchen you will find plenty of storage in the bright white cabinetry, as well as a connected dining area. Continuing down the hallway you will find three generous sized bedrooms and an updated bathroom with gorgeous granite top vanity. The home also features a large backyard with back deck that is the perfect spot for the grill. Don't miss this cutie; call to schedule your showing today!

9. 2015-10-26
   soldstatus
10. 2015-08-06
    listed $35,300

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$615/yr (+$51/mo · 112.1%)

ⓘ 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 5/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,081
• − Mortgage interest: −$6,716
• − Property taxes: −$548
• − Insurance: −$600
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$3,488
• Taxable loss: −$2,884
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $-37/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: Logan-Rogersville R-VIII
• NCES district ID: 2919170
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $57,651
• Composite: 41.39/100
• National rank: #3481
• State rank: #50 of 324 in MO

Livability — Rogersville

• Score: 65/100
• State rank: #279
• US rank: #13075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, MO
• Population (ZIP): 13,747

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.50%
• Current HPI: 219.2018
• 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

+239.7% since first listed

10 events — show timeline

• 2026-05-08 Pending — SOMO
• 2026-04-29 Relisted — SOMO
• 2026-03-28 Pending — SOMO
• 2026-03-21 Price Changed $119,900 SOMO
• 2026-01-06 Price Changed $129,900 SOMO
• 2025-12-21 Listed $139,900 SOMO
• 2021-12-06 Sold (MLS) — SOMO
• 2021-10-24 Listed $105,000 SOMO
• 2015-10-26 Sold (MLS) — SOMO
• 2015-08-06 Listed $35,300 SOMO

Property tax history

+3.2%/yr

Latest (2025): $548 · +7.9% YoY. Source: county tax records.