219 Star St · Forsyth, MO 65653

$100,000

3 bd · 2.0 ba · 1,736 sqft · Other · 40 Days on market

Built 1995 0.34 ac lot $58/sqft · 57% below area $25/mo HOA · 2% of rent

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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
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 1,734 sq. ft. 3-bedroom, 2-bath home on the north side of Forsyth!Offering a spacious layout and solid potential, this property is priced affordably to reflect the TLC it needs--making it a great opportunity for buyers looking to build equity or anyone ready to put their personal touch on a home. Convenient north-side location with easy access to town amenities. Bring your vision and make this one your own. ''The Seller is selling this property in ''As Is'' condition. Seller nor its representatives make any representations or warranties regarding the Property. '' Buyer and Buyers Agent to do their own due diligence.

Key facts

• Solid potential
• North side location
• Spacious layout

Tags

• NORTH SIDE LOCATION
• EASY ACCESS TO TOWN AMENITIES
• SPACIOUS LAYOUT
• SOLID POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.6% in Forsyth — 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 (#220 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, employment D, amenities F.
• Forsyth R-III (town): math 44% / reading 51% proficiency, ranked #78 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $233,500
• List price: $100,000
• Delta: -57.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $8,879
• Equity at exit: $14,910

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $39,982
• Equity at exit: $8,646

Cash invested: $28,000 (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 65653

• Home prices YoY: -16.9%
• Active inventory: 93
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$42
• HOA: −$25
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $394

Break-even live

Break-even rent $799

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 5 events

1. 2026-04-16
   listed $100,000 Active 638-char remark

   Show marketing remark (638 chars)

   Check out this 1,734 sq. ft. 3-bedroom, 2-bath home on the north side of Forsyth!Offering a spacious layout and solid potential, this property is priced affordably to reflect the TLC it needs--making it a great opportunity for buyers looking to build equity or anyone ready to put their personal touch on a home. Convenient north-side location with easy access to town amenities. Bring your vision and make this one your own. ''The Seller is selling this property in ''As Is'' condition. Seller nor its representatives make any representations or warranties regarding the Property. '' Buyer and Buyers Agent to do their own due diligence.

2. 2026-03-19
   soldstatus
3. 2023-07-05
   soldstatus
4. 2005-05-26
   soldstatus
5. 1986-12-05
   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: $481 · $40/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$489/yr (+$41/mo · 101.8%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 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: $15,573
• − Mortgage interest: −$5,602
• − Property taxes: −$481
• − Insurance: −$500
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − HOA: −$300
• − Depreciation: −$2,909
• Taxable income: $3,290
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,940/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: Forsyth R-III
• NCES district ID: 2912240
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $35,521
• Composite: 39.31/100
• National rank: #3991
• State rank: #78 of 324 in MO

Livability — Forsyth

• Score: 67/100
• State rank: #220
• US rank: #10860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.53%
• Current HPI: 238.0939
• 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

• 2026-04-16 Listed $100,000 SOMO
• 2026-03-19 Sold (Public Records) — Public Records
• 2023-07-05 Sold (Public Records) — Public Records
• 2005-05-26 Sold (Public Records) — Public Records
• 1986-12-05 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $481 · +24.0% YoY. Source: county tax records.