604 SW 8th St · Concordia, MO 64020

$138,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 11 Days on market

Built 1959 6,055 sqft lot Est $105k · 32% over

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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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Situated in a great neighborhood. This home might be small but it is extremely efficient. One bedroom home with covered, screened in sun room. Large back yard with shed for additional storage. Laundry is located off the kitchen. This property would make a great starter home or rental investment.

Key facts

• 6,055 sq ft lot
• Built 1959
• Listed 11 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Board & batten siding and frame construction; Composition roof; Crawl space foundation; Approximately 672 sq ft above-grade living area; Estimated age: 51–75 years
• Exterior features: Screened porch; Satellite dish allowed; Outbuilding; City lot within city limits; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Refrigerator; Electric range; Exhaust fan; Stainless steel appliances
• Bedrooms: One bedroom on the main level with ceiling fan
• Flooring: Concrete; Luxury vinyl
• Bathrooms: One full bathroom with shower-over-tub
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Storm and thermal windows; Storm door(s); Sun room; Workshop; Eat-in kitchen
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $132k (4.6% below list).
• Recommended offer: $132k (4.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#207 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Concordia R-II (rural): math 39% / reading 46% proficiency, ranked #109 of 324 in MO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($954 loan paydown + $14k appreciation (10.0% local appreciation)).
• Lafayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $25k; list at $138k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,661 (4.6% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 7th Ter	0.04mi	2/1.0 (+1)	728 (+8%)	14mo	$139,900	$192	67
411 S Bismark N/A	0.35mi	2/1.0 (+1)	624 (-7%)	7mo	$97,500	$156	61
806 S Orange St	0.42mi	2/1.0 (+1)	725 (+8%)	20mo	$101,300	$140	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $87,993
• Equity at exit: $124,321

10-year hold

• IRR: 25.1%
• Equity multiple: 7.44×
• Total profit: $248,890
• Equity at exit: $268,104

Cash invested: $38,640 (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 64020

• Home prices YoY: 22.2%
• Active inventory: 15
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $202

Break-even live

Break-even rent $1,061

Max offer price $138,000

Occupancy floor 80%

Sensitivity live

Price	-10% $280	-5% $241	+0% $202	+5% $163	+10% $124
Rent	-10% $98	-5% $150	+0% $202	+5% $254	+10% $306
Rate	-1.0pp $272	-0.5pp $237	base $202	+0.5pp $167	+1.0pp $130

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $138,000 Pending 11 DOM
2. 2026-06-03
   days on market $138,000 Active 7 DOM
3. 2026-06-02
   days on market $138,000 Active 6 DOM
4. 2026-06-01
   days on market $138,000 Active 5 DOM
5. 2026-05-31
   days on market $138,000 Active 4 DOM
6. 2026-05-30
   days on market $138,000 Active 3 DOM
7. 2026-05-28
   listed $138,000 Active
8. 2026-05-27
   historical $138,000
9. 2021-08-11
   soldstatus Closed 296-char remark

   Show marketing remark (296 chars)

   Situated in a great neighborhood. This home might be small but it is extremely efficient. One bedroom home with covered, screened in sun room. Large back yard with shed for additional storage. Laundry is located off the kitchen. This property would make a great starter home or rental investment.

10. 2021-07-12
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Situated in a great neighborhood. This home might be small but it is extremely efficient. One bedroom home with covered, screened in sun room. Large back yard with shed for additional storage. Laundry is located off the kitchen. This property would make a great starter home or rental investment.

11. 2021-07-09
    listed $49,000 Active 296-char remark

    Show marketing remark (296 chars)

    Situated in a great neighborhood. This home might be small but it is extremely efficient. One bedroom home with covered, screened in sun room. Large back yard with shed for additional storage. Laundry is located off the kitchen. This property would make a great starter home or rental investment.

12. 2007-03-08
    soldstatus $25,000
13. 1994-04-05
    soldstatus $25,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$659/yr (+$55/mo · 97.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,799
• − Mortgage interest: −$7,730
• − Property taxes: −$679
• − Insurance: −$690
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,015
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,390/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: Concordia R-II
• NCES district ID: 2910080
• Math proficiency: 39% ▲ 3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $54,584
• Composite: 36.98/100
• National rank: #4527
• State rank: #109 of 324 in MO

Livability — Concordia

• Score: 67/100
• State rank: #207
• US rank: #10455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concordia, MO
• Population (ZIP): 2,928

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.33%
• Current HPI: 277.29
• 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

+452.0% since first listed

7 events — show timeline

• 2026-05-28 Listed $138,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $138,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-09 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 2007-03-08 Sold (Public Records) $25,000 Public Records
• 1994-04-05 Sold (Public Records) $25,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $679 · +12.7% YoY. Source: county tax records.