702 N Allen St · Montgomery City, MO 63361

$112,500

3 bd · 2.0 ba · 919 sqft · Other public records · 43 Days on market

Built 1920 6,721 sqft lot $122/sqft · 6% below area Est $171k · 34% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Opportunity awaits at 702 North Allen Street in Montgomery City. This two-story home offers over 100 years of character and the chance to bring new life to a spacious property with strong potential. Featuring four bedrooms and two bathrooms, including a main floor primary bedroom, this home provides a layout that can be reimagined to fit a variety of needs. The main level bedroom offers added flexibility for buyers seeking convenience, separation, or multi-generational living options. Whether you are looking to renovate and occupy, create a long-term rental, or take on your next investment project, this property offers the space and structure to make it happen. Set on a corner lot, the property provides additional yard space and flexibility for outdoor use, parking, or future improvements. A detached one-car garage adds functional storage and convenience. Inside, the home is ready for updates and improvements. With the right vision and work, this property can be transformed into a comfortable residence or income-producing asset. The presence of an updated furnace and air conditioning system provides a solid starting point as you plan your renovations. Located in Montgomery City, this property offers access to local amenities, schools, and community features while maintaining a small-town setting. The location and lot placement add to the overall appeal for buyers looking for both convenience and opportunity. Bank-owned and priced with condition in mind, this property presents a chance to invest in value and build equity over time. Properties with this level of potential and size do not come available often at this price point. If you are looking for a project with upside, space, and long-term possibilities, this is one to see in person.

Key facts

• 6,721 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $95k (15.6% below list).
• Recommended offer: $95k (15.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#334 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.
• Montgomery County R-II (rural): math 30% / reading 42% proficiency, ranked #206 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000 (15.6% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $170,950
• List price: $112,500
• Delta: -34.19%
• 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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-13,246
• Equity at exit: $16,774

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,259
• Equity at exit: $9,727

Cash invested: $31,500 (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 63361

• Home prices YoY: -2.7%
• Active inventory: 24
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $79

Break-even live

Break-even rent $850

Max offer price $112,500

Occupancy floor 87%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 longview CIR Montgomery City, MO	2.0	1.0	916	$950	$1.04	12d	1	0.41mi

Listing history 10 events

1. 2026-06-04
   statusdays on market $112,500 Pending 43 DOM
2. 2026-06-02
   days on market $112,500 Active 42 DOM
3. 2026-06-01
   days on market $112,500 Active 41 DOM
4. 2026-05-31
   days on market $112,500 Active 40 DOM
5. 2026-04-22
   listed $130,000 Active 1773-char remark

   Show marketing remark (1773 chars)

   Opportunity awaits at 702 North Allen Street in Montgomery City. This two-story home offers over 100 years of character and the chance to bring new life to a spacious property with strong potential. Featuring four bedrooms and two bathrooms, including a main floor primary bedroom, this home provides a layout that can be reimagined to fit a variety of needs. The main level bedroom offers added flexibility for buyers seeking convenience, separation, or multi-generational living options. Whether you are looking to renovate and occupy, create a long-term rental, or take on your next investment project, this property offers the space and structure to make it happen. Set on a corner lot, the property provides additional yard space and flexibility for outdoor use, parking, or future improvements. A detached one-car garage adds functional storage and convenience. Inside, the home is ready for updates and improvements. With the right vision and work, this property can be transformed into a comfortable residence or income-producing asset. The presence of an updated furnace and air conditioning system provides a solid starting point as you plan your renovations. Located in Montgomery City, this property offers access to local amenities, schools, and community features while maintaining a small-town setting. The location and lot placement add to the overall appeal for buyers looking for both convenience and opportunity. Bank-owned and priced with condition in mind, this property presents a chance to invest in value and build equity over time. Properties with this level of potential and size do not come available often at this price point. If you are looking for a project with upside, space, and long-term possibilities, this is one to see in person.

6. 2026-04-21
   historical $130,000 1773-char remark

   Show marketing remark (1773 chars)

   Opportunity awaits at 702 North Allen Street in Montgomery City. This two-story home offers over 100 years of character and the chance to bring new life to a spacious property with strong potential. Featuring four bedrooms and two bathrooms, including a main floor primary bedroom, this home provides a layout that can be reimagined to fit a variety of needs. The main level bedroom offers added flexibility for buyers seeking convenience, separation, or multi-generational living options. Whether you are looking to renovate and occupy, create a long-term rental, or take on your next investment project, this property offers the space and structure to make it happen. Set on a corner lot, the property provides additional yard space and flexibility for outdoor use, parking, or future improvements. A detached one-car garage adds functional storage and convenience. Inside, the home is ready for updates and improvements. With the right vision and work, this property can be transformed into a comfortable residence or income-producing asset. The presence of an updated furnace and air conditioning system provides a solid starting point as you plan your renovations. Located in Montgomery City, this property offers access to local amenities, schools, and community features while maintaining a small-town setting. The location and lot placement add to the overall appeal for buyers looking for both convenience and opportunity. Bank-owned and priced with condition in mind, this property presents a chance to invest in value and build equity over time. Properties with this level of potential and size do not come available often at this price point. If you are looking for a project with upside, space, and long-term possibilities, this is one to see in person.

7. 2022-11-04
   soldstatus Closed 315-char remark

   Show marketing remark (315 chars)

   1.5 Story house with a detached garage on a corner lot. 4 bedrooms & 2 bathrooms, eat in kitchen. House has had some updates. New stainless steel appliances in kitchen. Seller's are offering a $5,000 credit for buyer's to use towards closing costs/pre-paids/intrest rate buy down or whatever helps them most!

8. 2022-10-03
   historical Active Under Contract 315-char remark

   Show marketing remark (315 chars)

   1.5 Story house with a detached garage on a corner lot. 4 bedrooms & 2 bathrooms, eat in kitchen. House has had some updates. New stainless steel appliances in kitchen. Seller's are offering a $5,000 credit for buyer's to use towards closing costs/pre-paids/intrest rate buy down or whatever helps them most!

9. 2022-09-29
   price $105,000 315-char remark

   Show marketing remark (315 chars)

   1.5 Story house with a detached garage on a corner lot. 4 bedrooms & 2 bathrooms, eat in kitchen. House has had some updates. New stainless steel appliances in kitchen. Seller's are offering a $5,000 credit for buyer's to use towards closing costs/pre-paids/intrest rate buy down or whatever helps them most!

10. 2022-08-16
    listed $115,000 Active 315-char remark

    Show marketing remark (315 chars)

    1.5 Story house with a detached garage on a corner lot. 4 bedrooms & 2 bathrooms, eat in kitchen. House has had some updates. New stainless steel appliances in kitchen. Seller's are offering a $5,000 credit for buyer's to use towards closing costs/pre-paids/intrest rate buy down or whatever helps them most!

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,091 · $91/mo
• Expected delta: +$676/yr (+$56/mo · 162.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,400
• − Mortgage interest: −$6,302
• − Property taxes: −$415
• − Insurance: −$562
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,273
• Taxable loss: −$976
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,183/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: Montgomery County R-II
• NCES district ID: 2921330
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $40,644
• Composite: 30.24/100
• National rank: #6294
• State rank: #206 of 324 in MO

Livability — Montgomery City

• Score: 63/100
• State rank: #334
• US rank: #15238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery City, MO
• Population (ZIP): 4,477

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 10,582 people
• By 2030: 9,897 · -6.5%
• By 2040: 8,556 · -19.1%
• By 2050: 7,293 · -31.1%
• By 2075: 4,998 · -52.8%
• By 2100: 3,204 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Two or more races 3% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.7%
• 2008→2024 swing: -41.7pp toward R · 2008: -18.5pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+56.4 2016: R+55.4 2012: R+33.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.18%
• Current HPI: 259.8836
• 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

+13.0% since first listed

6 events — show timeline

• 2026-04-22 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2022-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-03 Contingent — MARIS as Distributed by MLS Grid
• 2022-09-29 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2022-08-16 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $415 · +7.8% YoY. Source: county tax records.