593 N Hwy. 51 · Puxico, MO 63960

$105,900

3 bd · 1.0 ba · 1,116 sqft · Other public records · 88 Days on market

Built 1955 0.26 ac lot $95/sqft · 12% above area Est $95k · 12% 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 +22.7/30.0
• Appreciation +7.5/10.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

Cute 2 bedroom Bungalow on the edge of town . This home has been remodeled with new flooring , Backyard private fencing , a new extra tall carport . 18x24 detached metal Garage/Shop building . Large master bedroom . This home has window air and electric heat. Kitchen appliances stay with new homeowner. Large yard with wooden deck for outdoor entertaining. Aluminum siding home !

Key facts

• Extra tall carport
• 0.26 acre lot
• Garage

Tags

• BACKYARD PRIVATE FENCING
• EXTRA TALL CARPORT
• DETACHED METAL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $106k.

Deal economics

• At list price, monthly cash flow is $183 ($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 $104k (1.9% below list).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.6% in Puxico — 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 66/100 on livability (#253 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Puxico R-VIII (rural): math 40% / reading 48% proficiency, ranked #111 of 324 in MO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $6k of equity ($732 loan paydown + $5k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 88 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $99,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1955 — 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 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?
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: 0.98% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $94,787
• List price: $105,900
• Delta: 11.72%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.22×
• Total profit: $36,161
• Equity at exit: $60,153

10-year hold

• IRR: 19.1%
• Equity multiple: 4.34×
• Total profit: $99,110
• Equity at exit: $103,931

Cash invested: $29,652 (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 63960

• Home prices YoY: 3.6%
• Active inventory: 14
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $183

Break-even live

Break-even rent $807

Max offer price $105,900

Occupancy floor 77%

Sensitivity live

Price	-10% $243	-5% $213	+0% $183	+5% $153	+10% $123
Rent	-10% $101	-5% $142	+0% $183	+5% $224	+10% $265
Rate	-1.0pp $236	-0.5pp $210	base $183	+0.5pp $156	+1.0pp $128

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $105,900 Active 88 DOM
2. 2026-06-18
   days on market $105,900 Active 86 DOM
3. 2026-06-17
   days on market $105,900 Active 85 DOM
4. 2026-06-16
   days on market $105,900 Active 84 DOM
5. 2026-06-15
   days on market $105,900 Active 83 DOM
6. 2026-06-13
   days on market $105,900 Active 81 DOM
7. 2026-06-12
   pricedays on market $105,900 Active 80 DOM
8. 2026-06-09
   days on market $112,500 Active 77 DOM
9. 2026-06-08
   days on market $112,500 Active 76 DOM
10. 2026-06-07
    days on market $112,500 Active 75 DOM
11. 2026-06-07
    days on market $112,500 Active 74 DOM
12. 2026-06-04
    days on market $112,500 Active 71 DOM
13. 2026-06-02
    days on market $112,500 Active 70 DOM
14. 2026-06-01
    days on market $112,500 Active 69 DOM
15. 2026-05-31
    days on market $112,500 Active 68 DOM
16. 2026-05-06
    price $112,500 380-char remark

    Show marketing remark (380 chars)

    Cute 2 bedroom Bungalow on the edge of town . This home has been remodeled with new flooring , Backyard private fencing , a new extra tall carport . 18x24 detached metal Garage/Shop building . Large master bedroom . This home has window air and electric heat. Kitchen appliances stay with new homeowner. Large yard with wooden deck for outdoor entertaining. Aluminum siding home !

17. 2026-03-24
    listed $116,000 Active 380-char remark

    Show marketing remark (380 chars)

    Cute 2 bedroom Bungalow on the edge of town . This home has been remodeled with new flooring , Backyard private fencing , a new extra tall carport . 18x24 detached metal Garage/Shop building . Large master bedroom . This home has window air and electric heat. Kitchen appliances stay with new homeowner. Large yard with wooden deck for outdoor entertaining. Aluminum siding home !

18. 2025-03-10
    soldstatus
19. 2025-03-07
    soldstatus Closed 472-char remark

    Show marketing remark (472 chars)

    Check out this newly remodeled home on the edge of town! This home was completely remodeled from studs out with new kitchen, bathroom, flooring, windows, doors, heat/hair, and appliances. There is also a detached 18x24 metal shop with a new overhead door and new man door. This property is just up the road from Mingo Wildlife Refuge, Duck Creek Conservation Area and only a short drive to Dexter or Poplar Bluff. Don't miss out on the chance to call this cute home yours!

20. 2025-01-29
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Check out this newly remodeled home on the edge of town! This home was completely remodeled from studs out with new kitchen, bathroom, flooring, windows, doors, heat/hair, and appliances. There is also a detached 18x24 metal shop with a new overhead door and new man door. This property is just up the road from Mingo Wildlife Refuge, Duck Creek Conservation Area and only a short drive to Dexter or Poplar Bluff. Don't miss out on the chance to call this cute home yours!

21. 2024-12-31
    listed $110,000 Active 472-char remark

    Show marketing remark (472 chars)

    Check out this newly remodeled home on the edge of town! This home was completely remodeled from studs out with new kitchen, bathroom, flooring, windows, doors, heat/hair, and appliances. There is also a detached 18x24 metal shop with a new overhead door and new man door. This property is just up the road from Mingo Wildlife Refuge, Duck Creek Conservation Area and only a short drive to Dexter or Poplar Bluff. Don't miss out on the chance to call this cute home yours!

22. 2024-09-19
    soldstatus
23. 2024-09-16
    soldstatus Closed
24. 2024-08-26
    status Pending
25. 2024-07-15
    listed $99,900 Active
26. 2020-12-16
    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: $454 · $38/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$573/yr (+$48/mo · 126.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,463
• − Mortgage interest: −$5,932
• − Property taxes: −$454
• − Insurance: −$530
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,081
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,084/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: Puxico R-VIII
• NCES district ID: 2925650
• Math proficiency: 40% ▲ 14.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $38,269
• Composite: 36.66/100
• National rank: #4613
• State rank: #111 of 324 in MO

Livability — Puxico

• Score: 66/100
• State rank: #253
• US rank: #12278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Puxico, MO
• Population (ZIP): 3,448

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 1%
• Foreign-born: 0%

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: ▲ 5.02%
• Current HPI: 143.7278
• 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

+12.6% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $112,500 MARIS as Distributed by MLS Grid
• 2026-03-24 Listed $116,000 MARIS as Distributed by MLS Grid
• 2025-03-10 Sold (Public Records) — Public Records
• 2025-03-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-29 Pending — MARIS as Distributed by MLS Grid
• 2024-12-31 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-09-19 Sold (Public Records) — Public Records
• 2024-09-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-26 Pending — MARIS as Distributed by MLS Grid
• 2024-07-15 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-12-16 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $454 · +9.9% YoY. Source: county tax records.