107 Angelica St · Mountain View, MO 65548

$114,900

1 bd · 1.0 ba · 768 sqft · Other public records · 36 Days on market

Built 1981 0.47 ac lot

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Mountain View Starter Home - Double Lot & Cozy Amenities!Discover this delightful 1-bedroom home built in 1981, perfectly situated on a generous double lot in Mountain View, MO. Ready for its new chapter, this cozy residence offers comfort and convenience. The inviting interior features a cute kitchen complete with an island, electric stove, and refrigerator - ideal for casual dining and entertaining. Enjoy year-round comfort with central AC and central electric heat. Downstairs, the basement provides extra living space with an additional room and a convenient unfinished half-bath, offering flexibility for a guest area, home office, or hobby space. Car enthusiasts and DIYers

Key facts

• Central ac
• Extra living space
• Double lot

Tags

• DOUBLE LOT
• CUTE KITCHEN
• CENTRAL AC
• CENTRAL ELECTRIC HEAT
• EXTRA LIVING SPACE
• ONE-CAR ATTACHED GARAGE

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Lap siding; Composition roof
• Exterior features: Deck; Front porch; Partial fencing; Has view; Asphalt road surface; Public maintained road; City street frontage; Lot approximately 0.47 acres (145 x 140)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Refrigerator
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Wood heating; Central air; Ceiling fan(s)
• Interior features: High speed internet; Smoke detector(s)
• Laundry & utility: Laundry in basement; Basement has bath stubbed and partially finished areas; Basement includes concrete floor, storage space, and walk-up access; Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (28.5% below list).
• Recommended offer: $82k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Mountain View — 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 67/100 on livability (#212 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Mountain View-Birch Tree R-III (rural): math 41% / reading 41% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View Elem. (math 40% / reading 41%, grade F, #525 of 1,115 statewide, top 47%, 404 students, 55% FRL); Liberty Middle (math 37% / reading 38%, grade F, #215 of 391 statewide, top 56%, 301 students, 67% FRL); Liberty Sr. High (math 67% / reading 57%, grade B-, #28 of 521 statewide, top 6%, 341 students, 59% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

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 $82,195 (28.5% 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 36 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.6

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-21,226
• Equity at exit: $17,132

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-21,985
• Equity at exit: $9,934

Cash invested: $32,172 (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 65548

• Home prices YoY: -9.3%
• Active inventory: 62
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-40

Break-even live

Break-even rent $873

Max offer price $107,811

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-8	+0% $-40	+5% $-73	+10% $-105
Rent	-10% $-105	-5% $-73	+0% $-40	+5% $-8	+10% $25
Rate	-1.0pp $18	-0.5pp $-11	base $-40	+0.5pp $-70	+1.0pp $-100

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $114,900 Active 36 DOM
2. 2026-06-21
   days on market $114,900 Active 35 DOM
3. 2026-06-21
   days on market $114,900 Active 34 DOM
4. 2026-06-18
   days on market $114,900 Active 32 DOM
5. 2026-06-17
   days on market $114,900 Active 31 DOM
6. 2026-06-16
   days on market $114,900 Active 30 DOM
7. 2026-06-16
   status $114,900 Active 29 DOM
8. 2026-05-23
   status Pending
9. 2026-04-29
   historical Active Under Contract
10. 2026-04-24
    listed $114,900 Active
11. 2016-06-20
    soldstatus
12. 1990-11-14
    soldstatus

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$646/yr (+$54/mo · 137.9%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,863
• − Mortgage interest: −$6,436
• − Property taxes: −$469
• − Insurance: −$574
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$3,343
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $127/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: Mountain View-Birch Tree R-III
• NCES district ID: 2921540
• Math proficiency: 41% ▲ 6.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $28,871
• Composite: 33.31/100
• National rank: #5505
• State rank: #158 of 324 in MO

Livability — Mountain View

• Score: 67/100
• State rank: #212
• US rank: #10599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, MO
• City population: 6,432
• Population (ZIP): 6,432

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Subsaharan African 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.62%
• Current HPI: 211.4148
• 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

5 events — show timeline

• 2026-05-23 Pending — SOMO
• 2026-04-29 Contingent — SOMO
• 2026-04-24 Listed $114,900 SOMO
• 2016-06-20 Sold (Public Records) — Public Records
• 1990-11-14 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $469 · +0.1% YoY. Source: county tax records.