112 N Macon St · Clarence, MO 63437

$66,000

2 bd · 1.0 ba · 1,685 sqft · Other public records · 338 Days on market

Built 1900 0.46 ac lot $39/sqft · 43% below area Est $97k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-upper with tons of potential on a beautiful half-acre lot with mature trees and a detached garage. The upstairs space could be transformed into a cozy bedroom, office, or hangout room. While the property has foundation issues and needs cosmetic updates, it's a great opportunity for investors or DIY buyers to make it their own. With plenty of land, charm, and natural surroundings, this property is ready for your vision and renovation plans. A hidden gem waiting to shine! Call 660-385-7297 at Tiger Country Realty

Key facts

• Half-acre lot
• Upstairs space
• Mature trees

Tags

• HALF-ACRE LOT
• MATURE TREES
• DETACHED GARAGE
• UPSTAIRS SPACE
• NATURAL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $66k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#442 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Shelby County R-IV (rural): math 29% / reading 42% proficiency, ranked #224 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($456 loan paydown + $3k appreciation (5.3% local appreciation)).
• Shelby County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.55% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $97,158
• List price: $66,000
• Delta: -32.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 3.27×
• Total profit: $42,041
• Equity at exit: $38,501

10-year hold

• IRR: 34.3%
• Equity multiple: 6.64×
• Total profit: $104,289
• Equity at exit: $67,374

Cash invested: $18,480 (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 63437

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $405

Break-even live

Break-even rent $513

Max offer price $66,000

Occupancy floor 56%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $66,000 Active 338 DOM
2. 2026-06-17
   days on market $66,000 Active 337 DOM
3. 2026-06-16
   days on market $66,000 Active 336 DOM
4. 2026-06-15
   days on market $66,000 Active 335 DOM
5. 2026-06-13
   days on market $66,000 Active 333 DOM
6. 2026-06-12
   days on market $66,000 Active 332 DOM
7. 2026-06-09
   days on market $66,000 Active 329 DOM
8. 2026-06-08
   days on market $66,000 Active 328 DOM
9. 2026-06-07
   days on market $66,000 Active 327 DOM
10. 2026-06-05
    days on market $66,000 Active 325 DOM
11. 2026-06-04
    days on market $66,000 Active 323 DOM
12. 2026-06-02
    days on market $66,000 Active 322 DOM
13. 2026-06-01
    days on market $66,000 Active 321 DOM
14. 2026-05-31
    days on market $66,000 Active 320 DOM
15. 2025-07-22
    price $66,000 524-char remark

    Show marketing remark (524 chars)

    Fixer-upper with tons of potential on a beautiful half-acre lot with mature trees and a detached garage. The upstairs space could be transformed into a cozy bedroom, office, or hangout room. While the property has foundation issues and needs cosmetic updates, it's a great opportunity for investors or DIY buyers to make it their own. With plenty of land, charm, and natural surroundings, this property is ready for your vision and renovation plans. A hidden gem waiting to shine! Call 660-385-7297 at Tiger Country Realty

16. 2025-07-15
    listed $77,000 Active 524-char remark

    Show marketing remark (524 chars)

    Fixer-upper with tons of potential on a beautiful half-acre lot with mature trees and a detached garage. The upstairs space could be transformed into a cozy bedroom, office, or hangout room. While the property has foundation issues and needs cosmetic updates, it's a great opportunity for investors or DIY buyers to make it their own. With plenty of land, charm, and natural surroundings, this property is ready for your vision and renovation plans. A hidden gem waiting to shine! Call 660-385-7297 at Tiger Country Realty

17. 2021-06-01
    soldstatus
18. 2021-05-28
    soldstatus 450-char remark

    Show marketing remark (450 chars)

    Two, possibly three bedroom home on nice corner lot with great detached garage. With a few repairs this would make a good rental property or a DIY project. Vinyl siding, replacement windows, and a newer roof cover the outside of the house and provide energy efficiency. There is settling of the floors in areas of the home and it could use new carpet. Plenty of potential as either a rental property, fix and flip, or to live in while doing the work.

19. 2021-01-20
    listed $25,000 450-char remark

    Show marketing remark (450 chars)

    Two, possibly three bedroom home on nice corner lot with great detached garage. With a few repairs this would make a good rental property or a DIY project. Vinyl siding, replacement windows, and a newer roof cover the outside of the house and provide energy efficiency. There is settling of the floors in areas of the home and it could use new carpet. Plenty of potential as either a rental property, fix and flip, or to live in while doing the work.

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$259/yr (+$22/mo · 67.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,314
• − Mortgage interest: −$3,697
• − Property taxes: −$381
• − Insurance: −$330
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,920
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,899/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: Shelby County R-IV
• NCES district ID: 2928110
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $36,627
• Composite: 29.44/100
• National rank: #6517
• State rank: #224 of 324 in MO

Livability — Clarence

• Score: 61/100
• State rank: #442
• US rank: #18045

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: Clarence, MO
• Population (ZIP): 1,558

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 5,663 people
• By 2030: 5,352 · -5.5%
• By 2040: 4,762 · -15.9%
• By 2050: 4,200 · -25.8%
• By 2075: 3,058 · -46.0%
• By 2100: 2,166 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+65.6) · D 16.9% · R 82.5%
• 2008→2024 swing: -33.9pp toward R · 2008: -31.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+62.9 2016: R+59.0 2012: R+37.8 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 278.0846
• 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

+164.0% since first listed

5 events — show timeline

• 2025-07-22 Price Changed $66,000 NECAR
• 2025-07-15 Listed $77,000 NECAR
• 2021-06-01 Sold (Public Records) — Public Records
• 2021-05-28 Sold (MLS) — NECAR
• 2021-01-20 Listed $25,000 NECAR

Property tax history

+2.8%/yr

Latest (2025): $381 · +12.1% YoY. Source: county tax records.