102 N Fifth St · Edina, MO 63537

$12,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 15 Days on market

8,778 sqft lot $11/sqft · 89% below area

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Property is being sold for lot value only. Home has little to no value and is being sold “as-is. ” Per Seller request, the house will not be shown to Buyers. Corner lot located on State Highway 6 East in Edina, MO, conveniently close to downtown amenities, shopping, dining, and community activities. For additional information or to discuss this property further, contact Mark Hunolt at 660-341-0802. #lookwithLEGACYinmind

Key facts

• Community activities
• Shopping
• Dining

Tags

• CORNER LOT
• CLOSE TO DOWNTOWN AMENITIES
• SHOPPING
• DINING
• COMMUNITY ACTIVITIES

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Utilities: Public water
• Home design: Single Family Residence
• Construction: Built as a single-family dwelling
• Exterior features: Lot approximately 66 x 133

Interior

• Bathrooms: 1 full bathroom
• Interior features: Residential single-family home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $12k).
• Recommended offer: $12k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#412 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D, amenities F, commute F.
• Knox County R-I (rural): math 34% / reading 47% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $850 of equity ($83 loan paydown + $767 appreciation (6.4% local appreciation)).
• Knox County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Recommended offer $11,820 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 7.95% ✓
• Cap rate: 73.37%
• Cash-on-cash: 239.55%
• DSCR: 11.66
• GRM: 1.0

CMA / ARV

• ARV (median comp): $105,060
• List price: $12,000
• Delta: -88.58%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 E Morgan St	0.27mi	2/1.0	1,062 (-3%)	11mo	$135,000	$127	74
508 Jackson	0.17mi	2/1.5	1,170 (+7%)	11mo	$186,500	$159	69
600 E Jackson St	0.18mi	2/1.0	1,056 (-3%)	23mo	$85,000	$80	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.83×
• Total profit: $46,477
• Equity at exit: $7,840

10-year hold

• IRR: —
• Equity multiple: 31.72×
• Total profit: $103,221
• Equity at exit: $14,480

Cash invested: $3,360 (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 63537

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $671

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 25%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $12,000 Active 435-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,448
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$349
• Taxable income: $8,355
• Est. tax owed @ 24.0%: −$2,005
• After-tax cash flow: $6,044/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: Knox County R-I
• NCES district ID: 2911280
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $35,777
• Composite: 33.5/100
• National rank: #5441
• State rank: #154 of 324 in MO

Livability — Edina

• Score: 61/100
• State rank: #412
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MO
• Population (ZIP): 2,331

Population outlook (Knox County) Hauer SSP2

• Today (2025): 3,387 people
• By 2030: 3,136 · -7.4%
• By 2040: 2,686 · -20.7%
• By 2050: 2,292 · -32.3%
• By 2075: 1,581 · -53.3%
• By 2100: 1,027 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Pacific Islander 3% Two or more races 2%
• Common ancestry: Lithuanian 3% Scottish 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: -22.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.8 2016: R+55.4 2012: R+25.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 198.8758
• 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

2 events — show timeline

• 2026-05-29 Pending — NECAR
• 2026-05-14 Listed $12,000 NECAR