4423 Highway C · Gerald, MO 63037

$70,000

3 bd · 1.0 ba · 560 sqft · Other · 24 Days on market

Built 2017 Poor condition

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

6 acres nestled in the beautiful countryside of Madison County, this charming small home offers peaceful country living with all the comforts of home. Surrounded by scenic views and quiet surroundings, great hunting! The left side property line is adjoining government land. That is walk in for hunting. & Acirc; & nbsp; The home features a comfortable layout with a welcoming atmosphere, making it ideal for first-time buyers, downsizers, or anyone seeking a relaxing retreat in the country. Enjoy the beauty of nature, open skies and the privacy that country living provides while still being conveniently located 10 miles from town. & Acirc; & nbsp; Property has well water, elect

Key facts

• 6 acres
• Septic tank
• Electric

Tags

• 6 ACRES
• WELL WATER
• ELECTRIC
• SEPTIC TANK
• SPACIOUS OUTDOOR AREA
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#384 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Gasconade County R-II (rural): math 42% / reading 44% proficiency, ranked #114 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $3,774
• Equity at exit: $10,437

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $22,790
• Equity at exit: $6,052

Cash invested: $19,600 (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 63037

• Home prices YoY: -19.7%
• Active inventory: 18
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $237

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 69%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 24 DOM
2. 2026-06-17
   days on market $70,000 Active 23 DOM
3. 2026-06-16
   days on market $70,000 Active 22 DOM
4. 2026-06-15
   days on market $70,000 Active 21 DOM
5. 2026-06-13
   days on market $70,000 Active 19 DOM
6. 2026-06-12
   days on market $70,000 Active 18 DOM
7. 2026-06-09
   days on market $70,000 Active 15 DOM
8. 2026-06-08
   days on market $70,000 Active 14 DOM
9. 2026-06-07
   days on market $70,000 Active 13 DOM
10. 2026-06-07
    days on market $70,000 Active 12 DOM
11. 2026-06-04
    days on market $70,000 Active 9 DOM
12. 2026-06-02
    days on market $70,000 Active 8 DOM
13. 2026-06-01
    days on market $70,000 Active 7 DOM
14. 2026-05-31
    days on market $70,000 Active 6 DOM
15. 2026-05-26
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,950
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$2,036
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,404/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a major roof replacement, exterior siding repair, and landscaping improvements. Significant value can be added through these updates, making it a good investment opportunity.

Repairs flagged

• Major roof — Signs of potential leaks and wear.
• Major exterior siding — Severe peeling and weathering.
• Major interior walls and paint — No photos of interior condition, but exterior suggests poor condition.
• Major systems — No photos of systems, but overall condition suggests outdated or broken components.
• Major landscaping — Sparse and overgrown, indicating a need for improvement to enhance curb appeal.

Value-add opportunities

• Both repair roof — Fixing the roof would improve both the resale and rental value by addressing a major issue.
• Both repair exterior siding — Updating the siding would improve both the resale and rental value by enhancing the home's appearance.
• Both paint interior and exterior — Painting both interior and exterior would improve the home's curb appeal and condition, boosting both resale and rental value.
• Both landscape and improve curb appeal — Improving the landscaping would enhance the home's curb appeal and potentially increase its value for both resale and rental purposes.
• Both update systems — Updating outdated systems would improve the home's functionality and potentially increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks and wear.	Major	$15,000–50,000
exterior siding · Severe peeling and weathering.	Major	$15,000–50,000
interior walls and paint · No photos of interior condition, but exterior suggests poor condition.	Major	$15,000–50,000
systems · No photos of systems, but overall condition suggests outdated or broken components.	Major	$15,000–50,000
landscaping · Sparse and overgrown, indicating a need for improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair roof — Fixing the roof would improve both the resale and rental value by addressing a major issue. ↑
• Both repair exterior siding — Updating the siding would improve both the resale and rental value by enhancing the home's appearance. ↑
• Both paint interior and exterior — Painting both interior and exterior would improve the home's curb appeal and condition, boosting both resale and rental value. ↑
• Both landscape and improve curb appeal — Improving the landscaping would enhance the home's curb appeal and potentially increase its value for both resale and rental purposes. ↑
• Both update systems — Updating outdated systems would improve the home's functionality and potentially increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gasconade County R-II
• NCES district ID: 2923340
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $44,548
• Composite: 36.46/100
• National rank: #4663
• State rank: #114 of 324 in MO

Livability — Gerald

• Score: 62/100
• State rank: #384
• US rank: #16818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,826

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · Korean 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.59%
• Current HPI: 182.2018
• 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

1 event — show timeline

• 2026-05-26 Listed $70,000 FSBO.com