302 E 10th Ct · Trenton, MO 64683

$79,900

3 bd · 1.5 ba · 1,516 sqft · SingleFamily public records · 22 Days on market

Built 1930 6,098 sqft lot $53/sqft · 19% above area Est $67k · 19% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

An affordable spacious home in Trenton! This home has had some fresh updates done recently, including new paint, and redone flooring! The main level features a large living room, dining room or possible bedroom with half bath, and the kitchen. Upstairs there are thre bedrooms with a full bathroom. The original hardwood floors have been resurfaced and give tons of character and charm. Downstairs there is a basement for the utilities and furnace. Outside this home sits on a small corner lot - with a detached two car garage! Come take a look today

Key facts

• On-suite half bath
• Large living room
• 6,098 sq ft lot

Tags

• LARGE LIVING ROOM
• ON-SUITE HALF BATH
• ORIGINAL HARDWOOD FLOORS
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 6.2% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $78,701 (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. 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.
4. 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.
5. 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: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $67,321
• List price: $79,900
• Delta: 18.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E 10th Ct	0.00mi	3/1.5	1,516 (0%)	0mo	$79,900	$53	100
502 Ridgeway St	0.33mi	3/2.0	1,556 (+3%)	4mo	$149,900	$96	74
708 Haliburton St	0.25mi	3/2.0	1,486 (-2%)	15mo	$119,900	$81	71
1013 Mcpherson St	0.02mi	4/2.0 (+1)	1,617 (+7%)	18mo	$59,900	$37	66
431 Tindall Ave	0.47mi	3/1.5	1,428 (-6%)	8mo	$29,900	$21	61
1428 Cedar St	0.37mi	3/1.0	1,696 (+12%)	1mo	$49,900	$29	60
911 Laclede St	0.12mi	3/2.0	1,714 (+13%)	19mo	$175,000	$102	54
114 Kavanaugh St	0.59mi	3/2.0	1,440 (-5%)	10mo	$45,000	$31	54
601 Pleasant View Ave	0.30mi	3/2.0	1,290 (-15%)	13mo	$105,000	$81	49
1917 Princeton Rd	0.62mi	3/1.5	1,388 (-8%)	10mo	$59,000	$43	48
1425 Norton St	0.60mi	3/1.0	1,360 (-10%)	7mo	$99,900	$73	47
906 W 13th Ct	0.69mi	4/2.0 (+1)	1,588 (+5%)	9mo	$103,000	$65	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $12,119
• Equity at exit: $11,913

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $42,773
• Equity at exit: $6,908

Cash invested: $22,372 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $394

Break-even live

Break-even rent $622

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 550-char remark

   Show marketing remark (550 chars)

   An affordable spacious home in Trenton! This home has had some fresh updates done recently, including new paint, and redone flooring! The main level features a large living room, dining room or possible bedroom with half bath, and the kitchen. Upstairs there are thre bedrooms with a full bathroom. The original hardwood floors have been resurfaced and give tons of character and charm. Downstairs there is a basement for the utilities and furnace. Outside this home sits on a small corner lot - with a detached two car garage! Come take a look today

2. 2026-05-01
   price $79,900 550-char remark

   Show marketing remark (550 chars)

   An affordable spacious home in Trenton! This home has had some fresh updates done recently, including new paint, and redone flooring! The main level features a large living room, dining room or possible bedroom with half bath, and the kitchen. Upstairs there are thre bedrooms with a full bathroom. The original hardwood floors have been resurfaced and give tons of character and charm. Downstairs there is a basement for the utilities and furnace. Outside this home sits on a small corner lot - with a detached two car garage! Come take a look today

3. 2026-04-22
   listed $89,900 Active 550-char remark

   Show marketing remark (550 chars)

   An affordable spacious home in Trenton! This home has had some fresh updates done recently, including new paint, and redone flooring! The main level features a large living room, dining room or possible bedroom with half bath, and the kitchen. Upstairs there are thre bedrooms with a full bathroom. The original hardwood floors have been resurfaced and give tons of character and charm. Downstairs there is a basement for the utilities and furnace. Outside this home sits on a small corner lot - with a detached two car garage! Come take a look today

4. 2025-07-01
   soldstatus $25,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$310/yr (+$26/mo · 66.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,442
• − Mortgage interest: −$4,476
• − Property taxes: −$465
• − Insurance: −$400
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,324
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,856/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

+219.6% since first listed

4 events — show timeline

• 2026-05-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $465 · +15.1% YoY. Source: county tax records.