204 W North St · Leadwood, MO 63653

$79,000

3 bd · 1.0 ba · 1,500 sqft · Other public records · 18 Days on market

Built 1930 9,452 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this spacious property with a fully fenced yard, ideal for pets, play, or outdoor gatherings. The home is being sold as-is and will need work. It has a main floor bedroom and two bedrooms upstairs. It has a half basement as well. This could be a great flip or a nice rental.

Key facts

• 9,452 sq ft lot
• Built 1930
• Listed 18 days

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected
• Home design: Single-family residence; Residential property; One and one-half stories; Facing direction not specified; Above-grade finished living area approximately 1,500
• Construction: Construction materials: Unknown
• Exterior features: City lot

Interior

• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom (main/upper level)
• Heating & cooling: Forced air heating; Ceiling fans; Central air; Electric cooling
• Interior features: Forced air heating; Ceiling fans; Central air conditioning; Electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#682 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• West St. Francois County R-IV (rural): math 35% / reading 44% proficiency, ranked #165 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West County Elem. (math 25% / reading 40%, grade F, #751 of 1,115 statewide, top 68%, 414 students, 62% FRL); West County High (math 37% / reading 62%, grade D, #124 of 521 statewide, top 28%, 299 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $62,619
• Equity at exit: $71,169

10-year hold

• IRR: 31.5%
• Equity multiple: 8.64×
• Total profit: $168,940
• Equity at exit: $153,480

Cash invested: $22,120 (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 63653

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $308

Break-even live

Break-even rent $620

Max offer price $79,000

Occupancy floor 64%

Sensitivity live

Price	-10% $353	-5% $330	+0% $308	+5% $286	+10% $263
Rent	-10% $228	-5% $268	+0% $308	+5% $348	+10% $388
Rate	-1.0pp $348	-0.5pp $328	base $308	+0.5pp $287	+1.0pp $267

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $79,000 Active 18 DOM
2. 2026-06-18
   days on market $79,000 Active 16 DOM
3. 2026-06-17
   days on market $79,000 Active 15 DOM
4. 2026-06-16
   days on market $79,000 Active 14 DOM
5. 2026-06-15
   days on market $79,000 Active 13 DOM
6. 2026-06-13
   days on market $79,000 Active 11 DOM
7. 2026-06-12
   days on market $79,000 Active 10 DOM
8. 2026-06-09
   days on market $79,000 Active 7 DOM
9. 2026-06-08
   days on market $79,000 Active 6 DOM
10. 2026-06-07
    remarks 290-char remark
11. 2026-06-07
    days on market $79,000 Active 5 DOM
12. 2026-06-05
    days on market $79,000 Active 3 DOM
13. 2026-06-03
    listed $79,000 Active 1 DOM

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$259/yr (+$22/mo · 51.2%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,112
• − Mortgage interest: −$4,425
• − Property taxes: −$507
• − Insurance: −$395
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,298
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,084/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: West St. Francois County R-IV
• NCES district ID: 2918240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $39,483
• Composite: 33.04/100
• National rank: #5573
• State rank: #165 of 324 in MO

Livability — Leadwood

• Score: 56/100
• State rank: #682
• US rank: #22497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leadwood, MO
• City population: 1,418
• Population (ZIP): 1,418

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.23%
• Current HPI: 266.9019
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $79,000 MARIS as Distributed by MLS Grid
• 2026-06-02 Coming Soon $79,000 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $507 · +12.2% YoY. Source: county tax records.