101 E Cedar St · Bertrand, MO 63823

$90,000

5 bd · 2.5 ba · 2,535 sqft · Other public records · 566 Days on market

Built 1920 0.33 ac lot ↓ 60% since listing

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

Key facts

• Main level laundry
• Unique staircase
• 0.33 acre lot

Tags

• FIREPLACE IN LIVING ROOM
• UNIQUE STAIRCASE
• ABUNDANT CABINET SPACE
• MAIN LEVEL LAUNDRY
• ZONED RESIDENTIAL/COMMERCIAL

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#748 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.7% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 566 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $135k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 566 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 1920 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.32×
• Total profit: $33,234
• Equity at exit: $33,848

10-year hold

• IRR: 27.0%
• Equity multiple: 4.43×
• Total profit: $86,373
• Equity at exit: $47,505

Cash invested: $25,200 (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 63823

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $449

Break-even live

Break-even rent $725

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $90,000 Active 566 DOM
2. 2026-06-17
   days on market $90,000 Active 565 DOM
3. 2026-06-16
   days on market $90,000 Active 564 DOM
4. 2026-06-15
   days on market $90,000 Active 563 DOM
5. 2026-06-13
   days on market $90,000 Active 561 DOM
6. 2026-06-12
   days on market $90,000 Active 560 DOM
7. 2026-06-09
   days on market $90,000 Active 557 DOM
8. 2026-06-08
   days on market $90,000 Active 556 DOM
9. 2026-06-07
   days on market $90,000 Active 555 DOM
10. 2026-06-05
    days on market $90,000 Active 553 DOM
11. 2026-06-04
    days on market $90,000 Active 551 DOM
12. 2026-06-02
    days on market $90,000 Active 550 DOM
13. 2026-06-01
    days on market $90,000 Active 549 DOM
14. 2026-05-31
    days on market $90,000 Active 548 DOM
15. 2026-05-12
    price $90,000 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

16. 2026-03-17
    price $99,900 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

17. 2026-03-04
    status Active 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

18. 2026-01-05
    status Pending 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

19. 2025-08-21
    price $114,000 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

20. 2025-06-17
    price $130,000 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

21. 2025-04-04
    price $150,000 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

22. 2025-02-27
    price $175,000 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

23. 2025-01-07
    price $199,500 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

24. 2024-10-02
    listed $225,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Is a spacious family home or historic residence with character at the top of your wish list? This property checks every box! The inviting formal living room incorporates a fireplace, chandeliers, hardwood floors, and a unique staircase. The kitchen has abundant cabinet space and is conveniently situated near the formal dining room, with attractive wood accents. There is an additional family room that connects to a versatile space suitable for an office or playroom (with brand new carpet), or easily converted into a bedroom. Upstairs is 4 bedrooms and a full bathroom, in addition to a fifth bedroom on the main level. Additional highlights include main level laundry, a second full bathroom, utility basement, and it sits on three lots. The property is zoned residential and/or commercial, and has housed a storefront with a separate entry, brand new carpet, and two nice-sized rooms. There are plenty of possibilities to live and run your business here! Seller is offering a $10,000 credit towards repairs or buyer closing costs.

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$114/yr (+$9/mo · 15.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,527
• − Mortgage interest: −$5,041
• − Property taxes: −$759
• − Insurance: −$450
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,618
• Taxable income: $4,174
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,392/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Bertrand

• Score: 55/100
• State rank: #748
• US rank: #23403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bertrand, MO
• Population (ZIP): 1,431

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 2% Romanian 2% Serbian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 92.5943
• 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

-60.0% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-17 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-05 Pending — MARIS as Distributed by MLS Grid
• 2025-08-21 Price Changed $114,000 MARIS as Distributed by MLS Grid
• 2025-06-17 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2025-04-04 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2025-02-27 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-01-07 Price Changed $199,500 MARIS as Distributed by MLS Grid
• 2024-10-02 Listed $225,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $759 · +84.5% YoY. Source: county tax records.