1413 George St · Kennett, MO 63857

$88,000

2 bd · 1.0 ba · 1,263 sqft · Other public records · 73 Days on market

Built 1952 8,668 sqft lot $70/sqft · 7% below area Est $94k · 7% under

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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 +28.7/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers 2 good sized bedrooms and one bath. Nice living area and open dining area and kitchen. The Kitchen has a center island/ sink. Off the kitchen there is a laundry room. The chain link fenced backyard has plenty of room for play or a workshop. The front porch is just right for porch sitting! Storage building included. Lot size 60X144.5

Key facts

• Center island sink
• Laundry room
• Front porch

Tags

• CENTER ISLAND SINK
• LAUNDRY ROOM
• CHAIN LINK FENCED BACKYARD
• FRONT PORCH
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.5% in Kennett — 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 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, crime F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dunklin 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $94,371
• List price: $88,000
• Delta: -6.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,445
• Equity at exit: $13,121

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $27,861
• Equity at exit: $7,609

Cash invested: $24,640 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $294

Break-even live

Break-even rent $668

Max offer price $88,000

Occupancy floor 67%

Sensitivity live

Price	-10% $344	-5% $319	+0% $294	+5% $269	+10% $244
Rent	-10% $212	-5% $253	+0% $294	+5% $335	+10% $376
Rate	-1.0pp $339	-0.5pp $317	base $294	+0.5pp $271	+1.0pp $248

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $88,000 Active 73 DOM
2. 2026-06-21
   days on market $88,000 Active 72 DOM
3. 2026-06-18
   days on market $88,000 Active 70 DOM
4. 2026-06-17
   days on market $88,000 Active 69 DOM
5. 2026-06-16
   days on market $88,000 Active 68 DOM
6. 2026-06-15
   days on market $88,000 Active 67 DOM
7. 2026-06-13
   days on market $88,000 Active 65 DOM
8. 2026-06-12
   days on market $88,000 Active 64 DOM
9. 2026-06-09
   days on market $88,000 Active 61 DOM
10. 2026-06-08
    days on market $88,000 Active 60 DOM
11. 2026-06-07
    days on market $88,000 Active 59 DOM
12. 2026-06-05
    days on market $88,000 Active 57 DOM
13. 2026-06-04
    days on market $88,000 Active 55 DOM
14. 2026-06-02
    days on market $88,000 Active 54 DOM
15. 2026-06-01
    days on market $88,000 Active 53 DOM
16. 2026-05-31
    days on market $88,000 Active 52 DOM
17. 2026-04-09
    listed $88,000 Active 353-char remark

    Show marketing remark (353 chars)

    This home offers 2 good sized bedrooms and one bath. Nice living area and open dining area and kitchen. The Kitchen has a center island/ sink. Off the kitchen there is a laundry room. The chain link fenced backyard has plenty of room for play or a workshop. The front porch is just right for porch sitting! Storage building included. Lot size 60X144.5

18. 1976-01-26
    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: $354 · $29/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$500/yr (+$42/mo · 141.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,484
• − Mortgage interest: −$4,929
• − Property taxes: −$354
• − Insurance: −$440
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,560
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,002/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennett, MO
• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

• 2026-04-09 Listed $88,000 MARIS as Distributed by MLS Grid
• 1976-01-26 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $354 · +0.6% YoY. Source: county tax records.