111 W Caldwell St · La Plata, MO 63549

$90,000

2 bd · 1.0 ba · 1,088 sqft · Other public records · 74 Days on market

Built 1923 8,712 sqft lot $83/sqft · 36% below area Est $142k · 36% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 1-bath bungalow in a quiet small town, perfect for family living. This inviting home features a spacious layout and cozy atmosphere. Included is an additional 85 x 33 lot, offering extra space for gardening, recreation, or future expansion. The property also boasts a 30 x 27 pole building shop with a wood stove and alley access, ideal for hobbies or storage. Enjoy the tranquility of small-town life while remaining close to local amenities. This unique property combines comfort, functionality, and potential—don't miss your chance to make it your own! Contact the listing agent, Elizabeth Gregory at 660.621.2136 for a showing today. https://www. gregorylandgroup.com/

Key facts

• Alley access
• Additional lot
• Pole building shop

Tags

• ADDITIONAL LOT
• POLE BUILDING SHOP
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#161 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, employment D+, amenities F.
• La Plata R-II (rural): math 45% / reading 45% proficiency, ranked #220 of 535 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Macon County population projected at -17% 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 ~5 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

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,707
• List price: $90,000
• Delta: -36.49%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.93×
• Total profit: $23,509
• Equity at exit: $40,468

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $65,863
• Equity at exit: $62,366

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 63549

• Active inventory: 20
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $199

Break-even live

Break-even rent $692

Max offer price $90,000

Occupancy floor 74%

Sensitivity live

Price	-10% $250	-5% $225	+0% $199	+5% $174	+10% $148
Rent	-10% $125	-5% $162	+0% $199	+5% $237	+10% $274
Rate	-1.0pp $245	-0.5pp $222	base $199	+0.5pp $176	+1.0pp $152

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 19 events

1. 2026-06-21
   days on market $90,000 Active 74 DOM
2. 2026-06-19
   days on market $90,000 Active 72 DOM
3. 2026-06-18
   days on market $90,000 Active 71 DOM
4. 2026-06-17
   days on market $90,000 Active 70 DOM
5. 2026-06-16
   days on market $90,000 Active 69 DOM
6. 2026-06-15
   days on market $90,000 Active 68 DOM
7. 2026-06-14
   days on market $90,000 Active 66 DOM
8. 2026-06-12
   pricedays on market $90,000 Active 65 DOM
9. 2026-06-09
   days on market $120,000 Active 62 DOM
10. 2026-06-08
    days on market $120,000 Active 61 DOM
11. 2026-06-07
    days on market $120,000 Active 60 DOM
12. 2026-06-07
    days on market $120,000 Active 59 DOM
13. 2026-06-04
    days on market $120,000 Active 56 DOM
14. 2026-06-02
    days on market $120,000 Active 55 DOM
15. 2026-06-01
    days on market $120,000 Active 54 DOM
16. 2026-05-31
    days on market $120,000 Active 53 DOM
17. 2026-05-31
    days on market $120,000 Active 52 DOM
18. 2026-04-09
    listed $120,000 Active 714-char remark

    Show marketing remark (714 chars)

    Welcome to this charming 4-bedroom, 1-bath bungalow in a quiet small town, perfect for family living. This inviting home features a spacious layout and cozy atmosphere. Included is an additional 85 x 33 lot, offering extra space for gardening, recreation, or future expansion. The property also boasts a 30 x 27 pole building shop with a wood stove and alley access, ideal for hobbies or storage. Enjoy the tranquility of small-town life while remaining close to local amenities. This unique property combines comfort, functionality, and potential—don't miss your chance to make it your own! Contact the listing agent, Elizabeth Gregory at 660.621.2136 for a showing today. https://www. gregorylandgroup.com/

19. 2026-04-08
    listed $120,000 Active 603-char remark

    Show marketing remark (603 chars)

    Welcome to this charming 4-bedroom, 1-bath bungalow in a quiet small town, perfect for family living. This inviting home features a spacious layout and cozy atmosphere. Included is an additional 85 x 33 lot, offering extra space for gardening, recreation, or future expansion. The property also boasts a 30 x 27 pole building shop with a wood stove and alley access, ideal for hobbies or storage. Enjoy the tranquility of small-town life while remaining close to local amenities. This unique property combines comfort, functionality, and potential—don’t miss your chance to make it your own!

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$429/yr (+$36/mo · 96.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,330
• − Mortgage interest: −$5,041
• − Property taxes: −$444
• − Insurance: −$450
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,618
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,162/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: La Plata R-II
• NCES district ID: 2916950
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $36,265
• Composite: 39.55/100
• National rank: #8075
• State rank: #220 of 535 in MO

Livability — La Plata

• Score: 69/100
• State rank: #161
• US rank: #8872

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: La Plata, MO
• City population: 2,393
• Population (ZIP): 2,393

Population outlook (Macon County) Hauer SSP2

• Today (2025): 14,692 people
• By 2030: 14,209 · -3.3%
• By 2040: 13,197 · -10.2%
• By 2050: 12,160 · -17.2%
• By 2075: 9,745 · -33.7%
• By 2100: 7,314 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Other Indo-European 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+61.5) · D 18.9% · R 80.4%
• 2008→2024 swing: -37.4pp toward R · 2008: -24.1pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+56.3 2016: R+56.4 2012: R+33.4 2008: R+24.1

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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $120,000 NECAR
• 2026-04-08 Listed $120,000 MARIS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $444 · +15.3% YoY. Source: county tax records.