18150 County Road 8280 · Doolittle, MO 65401

$110,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 39 Days on market

Built 1988 5.18 ac lot $97/sqft · 30% below area Est $156k · 30% under ↓ 8% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

Key facts

• Pond
• Covered parking
• Barn

Tags

• POND
• BARN
• DETACHED GARAGE
• COVERED PARKING
• FENCED YARD
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#687 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Rolla 31 (town): math 38% / reading 48% proficiency, ranked #118 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.2%/yr); 270 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.04% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $156,065
• List price: $110,000
• Delta: -29.52%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18150 County Road 8280	0.00mi	2/1.0	1,136 (0%)	0mo	$110,000	$97	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,730
• Equity at exit: $16,401

10-year hold

• IRR: 15.2%
• Equity multiple: 2.51×
• Total profit: $46,433
• Equity at exit: $9,511

Cash invested: $30,800 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 270
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $212

Break-even live

Break-even rent $880

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $274	-5% $243	+0% $212	+5% $181	+10% $150
Rent	-10% $121	-5% $167	+0% $212	+5% $257	+10% $303
Rate	-1.0pp $267	-0.5pp $240	base $212	+0.5pp $184	+1.0pp $155

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-03
   status Active 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

2. 2026-05-03
   price $110,000 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

3. 2026-04-02
   status Pending 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

4. 2026-03-27
   status Active 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

5. 2026-03-12
   status Pending 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

6. 2026-03-04
   listed $120,000 Active 577-char remark

   Show marketing remark (577 chars)

   If you’re looking for an affordable home with space and privacy, this could be the perfect fit! This 2 bed + 1 bath home sits on 5?±?acres and offers everything you need to enjoy country living...including a pond, barn, 24x24 detached garage/shop, covered parking, fenced yard for pets, and even your own pool. With a little TLC, this place could truly shine! Conveniently located in the Rolla School District, tucked away and situated on a paved road for easy access. Property is being sold AS-IS. Don’t miss your chance — call before it’s gone!

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$197/yr (+$16/mo · 22.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$6,162
• − Property taxes: −$870
• − Insurance: −$550
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,200
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,354/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: Rolla 31
• NCES district ID: 2926890
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $40,057
• Composite: 36.0/100
• National rank: #4786
• State rank: #118 of 324 in MO

Livability — Doolittle

• Score: 56/100
• State rank: #687
• US rank: #22560

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

• County: Phelps County · 42,017 people
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• 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

-8.3% since first listed

6 events — show timeline

• 2026-05-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-03 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-02 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-12 Pending — MARIS as Distributed by MLS Grid
• 2026-03-04 Listed $120,000 MARIS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $870 · +4.7% YoY. Source: county tax records.