205 S Lawn St · Windsor, MO 65360

$50,000

3 bd · 1.0 ba · 1,139 sqft · Other public records · 68 Days on market

Built 1960 8,250 sqft lot $44/sqft · 53% below area

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a chance to buy your very own ( FLIP HOUSE ) RENTAL OR CHEAP STARTER HOME. Owner has had a new metal roof installed a few years ago and put some new siding on the front, the widow holes have been boxed in and ready for new windows to be installed and covered with siding.

Key facts

• New metal roof
• New siding
• 8,250 sq ft lot

Tags

• NEW METAL ROOF
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.4% in Windsor — 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 65/100 on livability (#288 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Henry County R-I (town): math 27% / reading 34% proficiency, ranked #270 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Henry County population projected at -18% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $34k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 F-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. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $106,875
• List price: $50,000
• Delta: -53.22%
• 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: 38.4%
• Equity multiple: 3.95×
• Total profit: $41,298
• Equity at exit: $45,044

10-year hold

• IRR: 33.0%
• Equity multiple: 8.90×
• Total profit: $110,561
• Equity at exit: $97,139

Cash invested: $14,000 (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 65360

• Home prices YoY: 9.7%
• Active inventory: 46
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $221

Break-even live

Break-even rent $420

Max offer price $50,000

Occupancy floor 63%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Benton St Unit B Windsor, MO	2.0	1.0	800	$700	$0.88	44d	1	0.12mi

Listing history 17 events

1. 2026-06-17
   days on market $50,000 Active 68 DOM
2. 2026-06-16
   days on market $50,000 Active 67 DOM
3. 2026-06-15
   days on market $50,000 Active 66 DOM
4. 2026-06-14
   days on market $50,000 Active 64 DOM
5. 2026-06-12
   days on market $50,000 Active 63 DOM
6. 2026-06-09
   days on market $50,000 Active 60 DOM
7. 2026-06-08
   days on market $50,000 Active 59 DOM
8. 2026-06-07
   days on market $50,000 Active 58 DOM
9. 2026-06-02
   days on market $50,000 Active 53 DOM
10. 2026-06-01
    days on market $50,000 Active 52 DOM
11. 2026-05-31
    days on market $50,000 Active 51 DOM
12. 2026-05-30
    days on market $50,000 Active 50 DOM
13. 2026-04-10
    listed $50,000 Active 279-char remark

    Show marketing remark (279 chars)

    Here is a chance to buy your very own ( FLIP HOUSE ) RENTAL OR CHEAP STARTER HOME. Owner has had a new metal roof installed a few years ago and put some new siding on the front, the widow holes have been boxed in and ready for new windows to be installed and covered with siding.

14. 2024-05-31
    listed $50,000 Active
15. 2004-10-22
    soldstatus
16. 2004-10-22
    soldstatus $34,000
17. 2004-06-29
    listed $36,900

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$2,801
• − Property taxes: −$590
• − Insurance: −$250
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,455
• Taxable income: $1,961
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,179/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: Henry County R-I
• NCES district ID: 2932110
• Math proficiency: 27% ▲ 3.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $38,839
• Composite: 25.53/100
• National rank: #7434
• State rank: #270 of 324 in MO

Livability — Windsor

• Score: 65/100
• State rank: #288
• US rank: #13335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, MO
• City population: 4,526
• Population (ZIP): 4,526

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.82%
• Current HPI: 279.7789
• 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

+35.5% since first listed

5 events — show timeline

• 2026-04-10 Listed $50,000 WCAR
• 2024-05-31 Listed $50,000 WCAR
• 2004-10-22 Sold (Public Records) $34,000 Public Records
• 2004-10-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-06-29 Listed $36,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $590 · +4.1% YoY. Source: county tax records.