211 S 6th St · Deepwater, MO 64740

$68,900

3 bd · 1.0 ba · 800 sqft · Other public records · 95 Days on market

Built 1910 912 sqft lot $86/sqft · 23% below area Est $102k · 33% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Deepwater, this single-family home at 211 N. 6th St. offers a practical layout with 3 bedrooms and 1 bathroom. The property sits on a generous lot, approx. 12,000 square feet providing plenty of outdoor space for gardening, storage, or weekend projects. Inside, you’ll find approx. 912 square feet of living area that serves as a solid foundation for anyone looking to settle into a quiet community. Whether you are looking for a manageable primary residence or a local investment opportunity, this property combines functional indoor space with the freedom of a larger-than-average town lot.

Key facts

• Generous lot
• Outdoor space
• 2 garage spots

Tags

• GENEROUS LOT
• OUTDOOR SPACE
• FUNCTIONAL INDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#851 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lakeland R-III (rural): math 23% / reading 40% proficiency, ranked #269 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($476 loan paydown + $2k appreciation (3.0% local appreciation)).
• Henry County population projected at -18% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 1.29% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,300
• List price: $68,900
• Delta: -32.65%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.31×
• Total profit: $25,322
• Equity at exit: $30,980

10-year hold

• IRR: 24.0%
• Equity multiple: 4.43×
• Total profit: $66,267
• Equity at exit: $47,745

Cash invested: $19,292 (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 64740

• Active inventory: 37
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $267

Break-even live

Break-even rent $551

Max offer price $68,900

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $68,900 Active 95 DOM
2. 2026-06-17
   days on market $68,900 Active 94 DOM
3. 2026-06-16
   days on market $68,900 Active 93 DOM
4. 2026-06-15
   days on market $68,900 Active 92 DOM
5. 2026-06-13
   days on market $68,900 Active 90 DOM
6. 2026-06-12
   days on market $68,900 Active 89 DOM
7. 2026-06-09
   price $68,900 Active 86 DOM
8. 2026-06-07
   days on market $74,900 Active 86 DOM
9. 2026-06-04
   days on market $74,900 Active 83 DOM
10. 2026-06-02
    days on market $74,900 Active 82 DOM
11. 2026-06-01
    days on market $74,900 Active 81 DOM
12. 2026-05-31
    days on market $74,900 Active 80 DOM
13. 2026-05-06
    price $74,900 622-char remark

    Show marketing remark (622 chars)

    Located in the heart of Deepwater, this single-family home at 211 N. 6th St. offers a practical layout with 3 bedrooms and 1 bathroom. The property sits on a generous lot, approx. 12,000 square feet providing plenty of outdoor space for gardening, storage, or weekend projects. Inside, you’ll find approx. 912 square feet of living area that serves as a solid foundation for anyone looking to settle into a quiet community. Whether you are looking for a manageable primary residence or a local investment opportunity, this property combines functional indoor space with the freedom of a larger-than-average town lot.

14. 2026-04-09
    price $84,900 622-char remark

    Show marketing remark (622 chars)

    Located in the heart of Deepwater, this single-family home at 211 N. 6th St. offers a practical layout with 3 bedrooms and 1 bathroom. The property sits on a generous lot, approx. 12,000 square feet providing plenty of outdoor space for gardening, storage, or weekend projects. Inside, you’ll find approx. 912 square feet of living area that serves as a solid foundation for anyone looking to settle into a quiet community. Whether you are looking for a manageable primary residence or a local investment opportunity, this property combines functional indoor space with the freedom of a larger-than-average town lot.

15. 2026-03-12
    listed $89,900 Active 622-char remark

    Show marketing remark (622 chars)

    Located in the heart of Deepwater, this single-family home at 211 N. 6th St. offers a practical layout with 3 bedrooms and 1 bathroom. The property sits on a generous lot, approx. 12,000 square feet providing plenty of outdoor space for gardening, storage, or weekend projects. Inside, you’ll find approx. 912 square feet of living area that serves as a solid foundation for anyone looking to settle into a quiet community. Whether you are looking for a manageable primary residence or a local investment opportunity, this property combines functional indoor space with the freedom of a larger-than-average town lot.

16. 1994-03-01
    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: $548 · $46/mo
• Projected year-2 tax: $668 · $56/mo
• Expected delta: +$120/yr (+$10/mo · 22.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 18 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: $10,680
• − Mortgage interest: −$3,859
• − Property taxes: −$548
• − Insurance: −$344
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,004
• Taxable income: $2,215
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,678/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: Lakeland R-III
• NCES district ID: 2910520
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $32,340
• Composite: 25.69/100
• National rank: #7388
• State rank: #269 of 324 in MO

Livability — Deepwater

• Score: 52/100
• State rank: #851
• US rank: #24819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deepwater, MO
• Population (ZIP): 1,568

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 2% Lithuanian 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 1994-03-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $548 · -5.5% YoY. Source: county tax records.