29060 Third St · Rutledge, MO 63563

$99,500

2 bd · 1.0 ba · 972 sqft · SingleFamily · 37 Days on market

Fair condition 0.50 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming 2 bed, 1 bath bungalow located in Rutledge, MO — home of the famous Gun & Flea Market! Situated on a large lot with an expansive yard perfect for entertaining, gardening, or simply enjoying small-town living. This property features a productive garden for healthy eating, beautiful shade trees, fruit trees, a detached 2-car garage, and a newer metal roof. Bring your vision and special touches to make this house your forever home. Call Mark Hunolt at 660-341-0802 to schedule your showing today. #lookwithLEGACYinmind

Key facts

• Productive garden
• Expansive yard
• Shade trees

Tags

• LARGE LOT
• EXPANSIVE YARD
• PRODUCTIVE GARDEN
• SHADE TREES
• FRUIT TREES
• NEWER METAL ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Storm doors; Metal roof; Approximately 0.5 acre lot

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Dishwasher not listed
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater and wood heating; Ceiling fans; Window air conditioning units
• Interior features: Includes dryer, washer, gas range, gas oven and refrigerator; Electric water heater; Crawl space/partial basement
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (1.2% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#768 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools F, crime F.
• Scotland County R-I (rural): math 37% / reading 45% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($688 loan paydown + $5k appreciation (4.7% local appreciation)).
• Scotland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.96×
• Total profit: $26,776
• Equity at exit: $54,436

10-year hold

• IRR: 16.0%
• Equity multiple: 3.76×
• Total profit: $76,997
• Equity at exit: $92,375

Cash invested: $27,860 (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 63563

• Home prices YoY: 4.0%
• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $89

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 86%

Sensitivity live

Price	-10% $158	-5% $123	+0% $89	+5% $54	+10% $20
Rent	-10% $11	-5% $50	+0% $89	+5% $128	+10% $167
Rate	-1.0pp $139	-0.5pp $114	base $89	+0.5pp $63	+1.0pp $37

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,500 Active 37 DOM
2. 2026-06-18
   days on market $99,500 Active 35 DOM
3. 2026-06-17
   days on market $99,500 Active 34 DOM
4. 2026-06-16
   days on market $99,500 Active 33 DOM
5. 2026-06-15
   days on market $99,500 Active 32 DOM
6. 2026-06-13
   days on market $99,500 Active 30 DOM
7. 2026-06-12
   days on market $99,500 Active 29 DOM
8. 2026-06-09
   days on market $99,500 Active 26 DOM
9. 2026-06-08
   days on market $99,500 Active 25 DOM
10. 2026-06-07
    days on market $99,500 Active 24 DOM
11. 2026-06-05
    days on market $99,500 Active 22 DOM
12. 2026-06-04
    days on market $99,500 Active 20 DOM
13. 2026-06-02
    days on market $99,500 Active 19 DOM
14. 2026-06-01
    days on market $99,500 Active 18 DOM
15. 2026-05-31
    days on market $99,500 Active 17 DOM
16. 2026-05-14
    listed $99,500 Active 540-char remark

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

Taxation est. · year 1

• Rental income: $11,795
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,895
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,199/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and value. The metal roof and siding are in poor condition, and the landscaping and fencing are severely damaged. Painting the exterior and improving the landscaping and fencing would significantly enhance the property's curb appeal and value.

Repairs flagged

• Major Metal roof — Significant wear and tear
• Major Siding — Severe peeling and weathering
• Major Landscaping — Overgrown and unkempt
• Major Fencing — Damaged and incomplete

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Trim and maintain landscaping — Improves curb appeal and value
• Both Repair and replace fencing — Enhances safety and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant wear and tear	Major	$15,000–50,000
Siding · Severe peeling and weathering	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Fencing · Damaged and incomplete	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Trim and maintain landscaping — Improves curb appeal and value ↑
• Both Repair and replace fencing — Enhances safety and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Scotland County R-I
• NCES district ID: 2920700
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $40,661
• Composite: 34.4/100
• National rank: #5206
• State rank: #140 of 324 in MO

Livability — Rutledge

• Score: 54/100
• State rank: #768
• US rank: #23731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutledge, MO
• Population (ZIP): 551

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 4,692 people
• By 2030: 4,549 · -3.0%
• By 2040: 4,323 · -7.9%
• By 2050: 4,089 · -12.9%
• By 2075: 3,387 · -27.8%
• By 2100: 2,479 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 8% Slovak 5%
• Languages at home: 85% English-only · German/W. Germanic 15%

Political lean MEDSL · Scotland

• 2024 margin: Solid R (+61.5) · D 18.7% · R 80.1% · Other 1.2%
• 2008→2024 swing: -39.7pp toward R · 2008: -21.7pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.1 2016: R+58.9 2012: R+31.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 120.2863
• 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

• 2026-05-14 Listed $99,500 NECAR