600 E Pearl St · Aurora, MO 65605

$99,900

2 bd · 1.0 ba · 1,085 sqft · Other public records · 9 Days on market

Built 1949 0.69 ac lot $92/sqft · 31% below area Est $144k · 31% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a spacious corner lot just shy of 0.70 acres, this charming 2 bedroom, 1 bath home is full of warmth and character from the moment you arrive. Mature trees, a fenced backyard, and plenty of outdoor space create the perfect setting to relax and enjoy. Step inside to a cozy living area that welcomes you home, leading into a functional kitchen you'll love, complete with abundant cabinet space and a layout designed for everyday living. The thoughtful floor plan features two generously sized bedrooms with a centrally located bathroom, plus a dedicated laundry room for added convenience. Outside, you'll find a 1 car garage and an oversized carport with room for vehicles, equipment, or extra storage. And as an added bonus, this home offers a basement for even more space and possibilities! Homes with this much charm, space, and functionality don't come along often. Schedule your showing today!

Key facts

• Functional kitchen
• Outdoor space
• Fenced backyard

Tags

• CORNER LOT
• FENCED BACKYARD
• OUTDOOR SPACE
• FUNCTIONAL KITCHEN
• ABUNDANT CABINET SPACE
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached garage (1 car); Attached garage (1 car); Carport (1 covered space); Driveway parking
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Composition roof
• Exterior features: Chain link fencing; Corner lot

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Attic fan; Window unit(s) for cooling
• Interior features: Unfinished basement; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $93k (7.2% below list).
• Recommended offer: $93k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.9% in Aurora — 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 56/100 on livability (#710 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Aurora R-VIII (town): math 30% / reading 37% proficiency, ranked #244 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aurora Jr. High (math 23% / reading 27%, grade F, #321 of 391 statewide, top 82%, 283 students, 62% FRL).
• Market conditions: 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 67 units permitted in Lawrence County in 2024 (35 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.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,726 (7.2% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $144,425
• List price: $99,900
• Delta: -41.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-8,457
• Equity at exit: $14,895

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,493
• Equity at exit: $8,638

Cash invested: $27,972 (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 65605

• Home prices YoY: -4.5%
• Active inventory: 137
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $122

Break-even live

Break-even rent $773

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $178	-5% $150	+0% $122	+5% $94	+10% $65
Rent	-10% $49	-5% $85	+0% $122	+5% $159	+10% $195
Rate	-1.0pp $172	-0.5pp $147	base $122	+0.5pp $96	+1.0pp $70

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 E Springfield St Aurora, MO	2.0	1.0	900	$950	$1.06	24d	1	0.11mi
221 N Park Ave Unit B Aurora, MO	2.0	1.0	1000	$950	$0.95	14d	1	0.95mi
600 Fogle Dr Unit 600 B Aurora, MO	2.0	1.0	857	$625	$0.73	24d	1	1.23mi

Listing history 10 events

1. 2026-06-13
   status $99,900 Pending 9 DOM
2. 2026-06-12
   days on market $99,900 Active 9 DOM

   Show marketing remark (910 chars)

   Situated on a spacious corner lot just shy of 0.70 acres, this charming 2 bedroom, 1 bath home is full of warmth and character from the moment you arrive. Mature trees, a fenced backyard, and plenty of outdoor space create the perfect setting to relax and enjoy. Step inside to a cozy living area that welcomes you home, leading into a functional kitchen you'll love, complete with abundant cabinet space and a layout designed for everyday living. The thoughtful floor plan features two generously sized bedrooms with a centrally located bathroom, plus a dedicated laundry room for added convenience. Outside, you'll find a 1 car garage and an oversized carport with room for vehicles, equipment, or extra storage. And as an added bonus, this home offers a basement for even more space and possibilities! Homes with this much charm, space, and functionality don't come along often. Schedule your showing today!

3. 2026-06-09
   days on market $99,900 Active 6 DOM
4. 2026-06-08
   days on market $99,900 Active 5 DOM
5. 2026-06-07
   days on market $99,900 Active 4 DOM
6. 2026-06-07
   days on market $99,900 Active 3 DOM
7. 2026-06-04
   pricestatusdays on marketlisting id $99,900 Active 1 DOM
8. 2026-05-09
   status Pending 967-char remark
9. 2026-05-06
   price $85,000 967-char remark
10. 2026-04-03
    listed $99,900 Active 967-char remark

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$428/yr (+$36/mo · 79.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,127
• − Mortgage interest: −$5,596
• − Property taxes: −$541
• − Insurance: −$500
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,906
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,510/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: Aurora R-VIII
• NCES district ID: 2904020
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $37,036
• Composite: 27.84/100
• National rank: #6883
• State rank: #244 of 324 in MO

Livability — Aurora

• Score: 56/100
• State rank: #710
• US rank: #22927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, MO
• Population (ZIP): 11,611

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.62%
• Current HPI: 267.2335
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-12 Pending — OGAR
• 2026-06-12 Pending — SOMO
• 2026-06-03 Listed $99,900 SOMO
• 2026-06-03 Listed $99,900 OGAR
• 2026-05-26 Price Changed $75,000 SOMO
• 2026-05-09 Pending — SOMO
• 2026-05-06 Price Changed $85,000 SOMO
• 2026-04-03 Listed $99,900 SOMO

Property tax history

+3.3%/yr

Latest (2025): $541 · +6.9% YoY. Source: county tax records.