339 W Castor St · Dexter, MO 63841

$74,900

3 bd · 1.0 ba · 1,161 sqft · Other public records · 234 Days on market

Built 1950 9,827 sqft lot $65/sqft · 32% below area Est $110k · 32% under ↓ 16% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

Key facts

• Bright living room
• Eat-in kitchen
• Fenced-in backyard

Tags

• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• FENCED-IN BACKYARD
• DETACHED GARAGE
• PAVED WALKWAY
• COVERED FRONT ENTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Dexter — 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 67/100 on livability (#221 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D+, employment D.
• Dexter R-XI (town): math 41% / reading 45% proficiency, ranked #120 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Elem. (473 students, 55% FRL); T. S. Hill Middle (math 44% / reading 36%, grade F, #185 of 391 statewide, top 48%, 443 students, 48% FRL); Dexter High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 587 students, 44% FRL).
• Market conditions: 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stoddard County population projected at -12% 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D 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: 1.16% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $110,431
• List price: $74,900
• Delta: -32.17%
• 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: 0.5%
• Equity multiple: 1.02×
• Total profit: $370
• Equity at exit: $11,168

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $16,413
• Equity at exit: $6,476

Cash invested: $20,972 (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 63841

• Home prices YoY: -25.6%
• Active inventory: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $196

Break-even live

Break-even rent $618

Max offer price $74,900

Occupancy floor 72%

Sensitivity live

Price	-10% $239	-5% $218	+0% $196	+5% $175	+10% $154
Rent	-10% $128	-5% $162	+0% $196	+5% $231	+10% $265
Rate	-1.0pp $234	-0.5pp $215	base $196	+0.5pp $177	+1.0pp $157

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Fannetta St Apt 12 Dexter, MO	2.0	1.5	950	$795	$0.84	45d	1	0.47mi
102 N 1st St Dexter, MO	2.0	1.0	1000	$760	$0.76	45d	2	0.90mi
1501 Lyndel Ct Dexter, MO	1.0–3.0	1.5	1300	$1,000	$0.77	45d	3	1.07mi
Lyndel Ct Dexter, MO	2.0–3.0	1.5	1150	$1,000	$0.87	45d	8	1.15mi

Listing history 34 events

1. 2026-06-22
   days on market $74,900 Active Under Contract 234 DOM
2. 2026-06-21
   days on market $74,900 Active Under Contract 233 DOM
3. 2026-06-21
   statusdays on market $74,900 Active Under Contract 232 DOM
4. 2026-06-18
   days on market $74,900 Active 230 DOM
5. 2026-06-17
   days on market $74,900 Active 229 DOM
6. 2026-06-16
   days on market $74,900 Active 228 DOM
7. 2026-06-15
   days on market $74,900 Active 227 DOM
8. 2026-06-13
   days on market $74,900 Active 225 DOM
9. 2026-06-12
   days on market $74,900 Active 224 DOM
10. 2026-06-09
    days on market $74,900 Active 221 DOM
11. 2026-06-08
    days on market $74,900 Active 220 DOM
12. 2026-06-07
    days on market $74,900 Active 219 DOM
13. 2026-06-07
    days on market $74,900 Active 218 DOM
14. 2026-06-04
    days on market $74,900 Active 215 DOM
15. 2026-06-02
    days on market $74,900 Active 214 DOM
16. 2026-06-01
    days on market $74,900 Active 213 DOM
17. 2026-05-31
    days on market $74,900 Active 212 DOM
18. 2026-04-14
    price $79,900 635-char remark

    Show marketing remark (635 chars)

    Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

19. 2026-02-24
    price $89,900 635-char remark

    Show marketing remark (635 chars)

    Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

20. 2026-01-23
    price $104,900 635-char remark

    Show marketing remark (635 chars)

    Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

21. 2025-12-11
    price $114,900 635-char remark

    Show marketing remark (635 chars)

    Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

22. 2025-10-31
    listed $124,900 Active 635-char remark

    Show marketing remark (635 chars)

    Welcome to this cozy two-bedroom, one-bath home featuring a bright and inviting living room and an eat-in kitchen perfect for family meals or entertaining friends. Situated on a spacious corner lot, this home offers plenty of outdoor space, including a fenced-in backyard ideal for pets or gardening. The property also includes a detached one-car garage and a paved walkway leading to a covered front entry. With its blue metal roof and matching shutters, this home has great curb appeal and a classic charm. Conveniently located near local amenities, this property is a perfect choice for first-time buyers, downsizers, or investors.

23. 2025-03-21
    status Active
24. 2025-03-14
    historical Active Under Contract
25. 2025-02-27
    price $106,500
26. 2025-02-07
    status Active
27. 2025-01-30
    historical Active Under Contract
28. 2025-01-03
    price $114,500
29. 2024-11-26
    listed $129,500 Active
30. 2022-11-01
    status Pending
31. 2022-10-21
    soldstatus Closed
32. 2022-10-21
    soldstatus
33. 2022-09-20
    historical Active Under Contract
34. 2022-09-12
    listed $94,900 Active

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,401
• − Mortgage interest: −$4,196
• − Property taxes: −$771
• − Insurance: −$374
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,179
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,065/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: Dexter R-XI
• NCES district ID: 2910770
• Math proficiency: 41% ▲ 5.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $37,349
• Composite: 35.76/100
• National rank: #4846
• State rank: #120 of 324 in MO

Livability — Dexter

• Score: 67/100
• State rank: #221
• US rank: #10879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter, MO
• Population (ZIP): 13,319

Population outlook (Stoddard County) Hauer SSP2

• Today (2025): 29,096 people
• By 2030: 28,478 · -2.1%
• By 2040: 27,073 · -7.0%
• By 2050: 25,512 · -12.3%
• By 2075: 21,740 · -25.3%
• By 2100: 17,841 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Serbian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stoddard

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.7%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.8pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.0 2016: R+69.3 2012: R+49.3 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.94%
• Current HPI: 145.4225
• 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

-15.8% since first listed

17 events — show timeline

• 2026-04-14 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-02-24 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-01-23 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2025-10-31 Listed $124,900 MARIS as Distributed by MLS Grid
• 2025-03-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-14 Contingent — MARIS as Distributed by MLS Grid
• 2025-02-27 Price Changed $106,500 MARIS as Distributed by MLS Grid
• 2025-02-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-30 Contingent — MARIS as Distributed by MLS Grid
• 2025-01-03 Price Changed $114,500 MARIS as Distributed by MLS Grid
• 2024-11-26 Listed $129,500 MARIS as Distributed by MLS Grid
• 2022-11-01 Pending — MARIS as Distributed by MLS Grid
• 2022-10-21 Sold (Public Records) — Public Records
• 2022-10-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-20 Contingent — MARIS as Distributed by MLS Grid
• 2022-09-12 Listed $94,900 MARIS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $771 · +23.5% YoY. Source: county tax records.