501 W Auberry Grove St · Jamesport, MO 64648

$115,000

1 bd · 3.0 ba · 760 sqft · Other public records · 22 Days on market

Built 1930 5,662 sqft 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 +11.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• DSCR +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Charming home with 2 bedrooms and 1 bath, an updated kitchen, bath, pretty wood floors, newer windows and more. Enjoy coffee on the deck! Stop paying rent and invest your hard earned $. Reasonable utilities. Close to downtown and the school.

Key facts

• Shaded patio
• Mature trees
• Detached garage

Tags

• PRIVATE BACKYARD RETREAT
• SHADED PATIO
• MATURE TREES
• DETACHED GARAGE

Property features AI

Finance

• Other: Living area approximately 760 (per public records); Estimated age: 76–100 years
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Ranch floor plan; Located inside city limits
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Patio; Fire pit; City lot on a corner; Paved road with public maintenance

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level (both carpeted; primary bedroom has ceiling fan)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Gas fireplace; Workshop; Formal dining area
• Laundry & utility: Washer and dryer included; Laundry located on the main level off the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (28.4% below list).
• Recommended offer: $82k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#582 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tri-County R-VII (rural): math 45% / reading 55% proficiency, ranked #131 of 535 in MO (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tri-County Elem. (math 75% / reading 75%, grade A, #10 of 1,115 statewide, top 1%, 94 students, 38% FRL); Tri-County High (math 27% / reading 47%, grade F, #291 of 521 statewide, top 60%, 95 students, 44% FRL).
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Daviess 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,388 (28.4% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• 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: 6.3%
• Equity multiple: 1.36×
• Total profit: $11,671
• Equity at exit: $51,709

10-year hold

• IRR: 9.2%
• Equity multiple: 2.38×
• Total profit: $44,469
• Equity at exit: $79,690

Cash invested: $32,200 (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 64648

• Active inventory: 7
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-33

Break-even live

Break-even rent $866

Max offer price $109,099

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-1	+0% $-33	+5% $-66	+10% $-99
Rent	-10% $-98	-5% $-66	+0% $-33	+5% $-1	+10% $32
Rate	-1.0pp $25	-0.5pp $-4	base $-33	+0.5pp $-63	+1.0pp $-94

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   statusdays on market $115,000 Pending 22 DOM
2. 2026-06-02
   days on market $115,000 Active 21 DOM
3. 2026-06-01
   days on market $115,000 Active 20 DOM
4. 2026-05-31
   days on market $115,000 Active 19 DOM
5. 2026-05-12
   listed $115,000 Active 623-char remark
6. 2018-09-21
   soldstatus Sold 241-char remark

   Show marketing remark (241 chars)

   Charming home with 2 bedrooms and 1 bath, an updated kitchen, bath, pretty wood floors, newer windows and more. Enjoy coffee on the deck! Stop paying rent and invest your hard earned $. Reasonable utilities. Close to downtown and the school.

7. 2018-09-19
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Charming home with 2 bedrooms and 1 bath, an updated kitchen, bath, pretty wood floors, newer windows and more. Enjoy coffee on the deck! Stop paying rent and invest your hard earned $. Reasonable utilities. Close to downtown and the school.

8. 2018-07-31
   listed $32,000 Active 241-char remark

   Show marketing remark (241 chars)

   Charming home with 2 bedrooms and 1 bath, an updated kitchen, bath, pretty wood floors, newer windows and more. Enjoy coffee on the deck! Stop paying rent and invest your hard earned $. Reasonable utilities. Close to downtown and the school.

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$716/yr (+$60/mo · 179.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,887
• − Mortgage interest: −$6,442
• − Property taxes: −$399
• − Insurance: −$575
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$3,345
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $189/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: Tri-County R-VII
• NCES district ID: 2930390
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $39,258
• Composite: 43.76/100
• National rank: #6368
• State rank: #131 of 535 in MO

Livability — Jamesport

• Score: 58/100
• State rank: #582
• US rank: #20731

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

• Census place: Jamesport, MO
• Population (ZIP): 2,422

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 7,695 people
• By 2030: 7,386 · -4.0%
• By 2040: 6,860 · -10.9%
• By 2050: 6,375 · -17.2%
• By 2075: 5,084 · -33.9%
• By 2100: 3,583 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Polish 11% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 63% English-only · German/W. Germanic 35% Russian/Polish/Slavic 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+63.3) · D 17.9% · R 81.2%
• 2008→2024 swing: -40.5pp toward R · 2008: -22.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.2 2016: R+55.1 2012: R+33.0 2008: R+22.8

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

+259.4% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2018-09-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-09-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-07-31 Listed $32,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $399 · +11.1% YoY. Source: county tax records.