803 W Monroe St · Mexico, MO 65265

$79,000

3 bd · 1.0 ba · 1,418 sqft · Other public records · 32 Days on market

Built 1988 6,840 sqft lot

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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 +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY IS KNOCKING!! GREAT INVESTMENT PROPERTY! This would be a fantastic renovation project to either live in, rent or sell, once projects are complete! This 4 bedroom, 1 1/2 bath home, needs some TLC, but has so much potential! Located on a corner lot that is walking distance to Casey's, the high school, downtown and Plunket Park.

Key facts

• 6,840 sq ft lot
• Built 1988
• Listed 32 days

Property features AI

Finance

• Other: Located inside city limits
• Financial info: Annual tax amount reported
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; 1,418 above-grade finished area
• Construction: Board & batten siding; Composition roof; Built approximately 31–40 years ago
• Exterior features: Wood fencing; City lot; Corner lot; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Unfinished basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.5% in Mexico — 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 (#256 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D-, crime F, amenities F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $56k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 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?
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: 1.45% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.7

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $13,570
• Equity at exit: $11,779

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $45,734
• Equity at exit: $6,830

Cash invested: $22,120 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 136
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$414
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $414

Break-even live

Break-even rent $625

Max offer price $79,000

Occupancy floor 59%

Sensitivity live

Price	-10% $459	-5% $437	+0% $414	+5% $392	+10% $370
Rent	-10% $324	-5% $369	+0% $414	+5% $460	+10% $505
Rate	-1.0pp $454	-0.5pp $434	base $414	+0.5pp $394	+1.0pp $373

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Carson St Mexico, MO	3.0	1.0	1100	$1,150	$1.05	22d	1	0.32mi
1227 W Breckenridge Dr Apt 04 Mexico, MO	3.0	1.0	875	$870	$0.99	45d	1	0.49mi
1312 W Breckenridge Dr Apt 02 Mexico, MO	3.0	1.0	900	$870	$0.97	14d	1	0.53mi
1730 Sierra St Mexico, MO	3.0	2.0	1150	$1,950	$1.70	45d	1	0.81mi
1822 Springdale Ct Mexico, MO	2.0	1.5	1100	$1,050	$0.95	14d	1	1.30mi
1904 Springdale Ct Mexico, MO	3.0	1.5	1100	$1,050	$0.95	14d	1	1.30mi

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 32 DOM
2. 2026-06-21
   days on market $79,000 Active 31 DOM
3. 2026-06-18
   days on market $79,000 Active 29 DOM
4. 2026-06-17
   days on market $79,000 Active 28 DOM
5. 2026-06-16
   days on market $79,000 Active 27 DOM
6. 2026-06-15
   days on market $79,000 Active 26 DOM
7. 2026-06-13
   days on market $79,000 Active 24 DOM
8. 2026-06-12
   pricedays on market $79,000 Active 23 DOM
9. 2026-06-09
   days on market $95,000 Active 20 DOM
10. 2026-06-08
    days on market $95,000 Active 19 DOM
11. 2026-06-07
    days on market $95,000 Active 18 DOM
12. 2026-06-07
    days on market $95,000 Active 17 DOM
13. 2026-06-04
    days on market $95,000 Active 14 DOM
14. 2026-06-02
    days on market $95,000 Active 13 DOM
15. 2026-06-01
    days on market $95,000 Active 12 DOM
16. 2026-05-31
    days on market $95,000 Active 11 DOM
17. 2026-05-22
    price $110,000
18. 2026-05-20
    listed $135,000 Active
19. 2022-08-18
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    OPPORTUNITY IS KNOCKING!! GREAT INVESTMENT PROPERTY! This would be a fantastic renovation project to either live in, rent or sell, once projects are complete! This 4 bedroom, 1 1/2 bath home, needs some TLC, but has so much potential! Located on a corner lot that is walking distance to Casey's, the high school, downtown and Plunket Park.

20. 2022-07-15
    soldstatus
21. 2022-03-03
    listed $34,900 Active 343-char remark

    Show marketing remark (343 chars)

    OPPORTUNITY IS KNOCKING!! GREAT INVESTMENT PROPERTY! This would be a fantastic renovation project to either live in, rent or sell, once projects are complete! This 4 bedroom, 1 1/2 bath home, needs some TLC, but has so much potential! Located on a corner lot that is walking distance to Casey's, the high school, downtown and Plunket Park.

22. 2014-06-09
    listed $75,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$209/yr (+$17/mo · 37.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $13,791
• − Mortgage interest: −$4,425
• − Property taxes: −$557
• − Insurance: −$395
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,298
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,033/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Mexico

• Score: 65/100
• State rank: #256
• US rank: #12405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, MO
• Population (ZIP): 15,131

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.24%
• Current HPI: 213.6163
• 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

+46.7% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-18 Sold (MLS) — HMMLS
• 2022-07-15 Sold (Public Records) — Public Records
• 2022-03-03 Listed $34,900 HMMLS
• 2014-06-09 Listed $75,000 HMMLS

Property tax history

+0.7%/yr

Latest (2025): $557 · +0.4% YoY. Source: county tax records.