410 N Cypress St · Advance, MO 63730

$118,828

4 bd · 2.5 ba · 1,819 sqft · Other public records · 34 Days on market

Built 1950 9,931 sqft lot $65/sqft · 34% below area Est $185k · 36% under ↓ 5% 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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lots of space for a little bit of money! Situated on a corner lot, this approx 1875 sq ft home is all on one level for easy living. Large laundry/craft room, 4 bedrooms, 2 full baths, and spacious kitchen, living room and sun room. Additional storage in the outdoor shed. Add some fresh cosmetic updates and you'll have yourself a show place.

Key facts

• Outdoor shed
• Corner lot
• 9,931 sq ft lot

Tags

• CORNER LOT
• LARGE LAUNDRY CRAFT ROOM
• OUTDOOR SHED

Property features AI

Finance

• Other: Shed(s) on the property

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity connected; Natural gas connected
• Home design: Single family residence; One level (single-story); Residential property; House
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Wood fencing; Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Wall oven
• Bedrooms: 4 bedrooms on the main level (all bedrooms are on the main level)
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Eat-in kitchen; No basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $108k (9.0% below list).
• Recommended offer: $108k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#346 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Advance R-IV (rural): math 46% / reading 53% proficiency, ranked #55 of 324 in MO (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Advance Elem. (math 72% / reading 62%, grade B+, #46 of 1,115 statewide, top 5%, 237 students, 46% FRL); Advance High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 183 students, 41% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($822 loan paydown + $12k appreciation (10.0% local appreciation)).
• Stoddard County population projected at -12% 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,144 (9.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1950 — 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: 0.91% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $184,782
• List price: $118,828
• Delta: -35.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $72,625
• Equity at exit: $107,050

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $207,539
• Equity at exit: $230,857

Cash invested: $33,272 (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 63730

• Home prices YoY: 33.1%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$623
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $125

Break-even live

Break-even rent $923

Max offer price $118,828

Occupancy floor 83%

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: $29,707
• Closing costs: $3,565
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $118,828 Active 34 DOM
2. 2026-06-17
   days on market $118,828 Active 33 DOM
3. 2026-06-16
   days on market $118,828 Active 32 DOM
4. 2026-06-15
   days on market $118,828 Active 31 DOM
5. 2026-06-13
   days on market $118,828 Active 29 DOM
6. 2026-06-12
   days on market $118,828 Active 28 DOM
7. 2026-06-09
   days on market $118,828 Active 25 DOM
8. 2026-06-08
   days on market $118,828 Active 24 DOM
9. 2026-06-07
   days on market $118,828 Active 23 DOM
10. 2026-06-07
    pricedays on market $118,828 Active 22 DOM
11. 2026-06-04
    days on market $121,875 Active 19 DOM
12. 2026-06-02
    days on market $121,875 Active 18 DOM
13. 2026-06-01
    days on market $121,875 Active 17 DOM
14. 2026-05-31
    days on market $121,875 Active 16 DOM
15. 2026-05-15
    listed $125,000 Active 346-char remark
16. 2021-10-12
    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: $683 · $57/mo
• Projected year-2 tax: $1,153 · $96/mo
• Expected delta: +$470/yr (+$39/mo · 68.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,977
• − Mortgage interest: −$6,656
• − Property taxes: −$683
• − Insurance: −$594
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,457
• Taxable loss: −$489
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,615/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: Advance R-IV
• NCES district ID: 2902880
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 53% ▲ 3.00%
• Median HH income: $37,982
• Composite: 41.2/100
• National rank: #3541
• State rank: #55 of 324 in MO

Livability — Advance

• Score: 63/100
• State rank: #346
• US rank: #15586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Advance, MO
• Population (ZIP): 3,667

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 0%
• 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: ▲ 56.06%
• Current HPI: 225.37
• 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

-4.9% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $118,828 MARIS as Distributed by MLS Grid
• 2026-05-26 Price Changed $121,875 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $125,000 MARIS as Distributed by MLS Grid
• 2021-10-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $683 · +8.9% YoY. Source: county tax records.