201 E High St · Syracuse, MO 65354

$109,999

4 bd · 1.5 ba · 1,880 sqft · Other public records · 12 Days on market

Built 1904 0.71 ac 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 +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity in the heart of Syracuse! This 4-bedroom, 1.5-bath home sits on a rare triple corner lot and includes a large metal outbuilding (36' x 56') The property needs repairs, cleanup, and cleanout, but appears to have solid bones and plenty of potential. Being sold as-is. First time on the market in decades—don't miss this chance to restore a property with great possibilities.

Key facts

• Triple corner lot
• 0.71 acre lot
• Built 1904

Tags

• TRIPLE CORNER LOT
• LARGE METAL OUTBUILDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220V electrical service (including 220V in laundry)
• Home design: Single family residence; Residential property
• Construction: Metal siding; Foundation: block and concrete perimeter
• Exterior features: Composition roof; Lot about 0.71 acres (30,927.6 sq ft)

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Drapes on windows; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 51/100 on livability (#886 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Tipton R-VI (town): math 21% / reading 37% proficiency, ranked #277 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Morgan County population projected at -22% 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,999

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 6.4

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: 24.4%
• Equity multiple: 2.38×
• Total profit: $42,643
• Equity at exit: $49,460

10-year hold

• IRR: 25.2%
• Equity multiple: 4.59×
• Total profit: $110,531
• Equity at exit: $76,224

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 65354

• Active inventory: 2
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $462

Break-even live

Break-even rent $844

Max offer price $109,999

Occupancy floor 63%

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 11 events

1. 2026-06-18
   days on market $109,999 Active 12 DOM
2. 2026-06-17
   days on market $109,999 Active 11 DOM
3. 2026-06-16
   days on market $109,999 Active 10 DOM
4. 2026-06-16
   remarks 395-char remark
5. 2026-06-15
   days on market $109,999 Active 9 DOM
6. 2026-06-13
   days on market $109,999 Active 7 DOM
7. 2026-06-12
   days on market $109,999 Active 6 DOM
8. 2026-06-09
   days on market $109,999 Active 3 DOM
9. 2026-06-08
   days on market $109,999 Active 2 DOM
10. 2026-06-07
    remarks 384-char remark
11. 2026-06-07
    listed $109,999 Active 1 DOM

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$537/yr (+$45/mo · 101.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,148
• − Mortgage interest: −$6,162
• − Property taxes: −$530
• − Insurance: −$550
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,200
• Taxable income: $3,962
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,594/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: Tipton R-VI
• NCES district ID: 2930330
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,395
• Composite: 24.78/100
• National rank: #7599
• State rank: #277 of 324 in MO

Livability — Syracuse

• Score: 51/100
• State rank: #886
• US rank: #25404

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: Syracuse, MO
• Population (ZIP): 648

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Scottish 1% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

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

1 event — show timeline

• 2026-06-04 Listed $109,999 WCAR

Property tax history

+1.7%/yr

Latest (2025): $530 · +19.6% YoY. Source: county tax records.