1208 Perry Ln · Fulton, MO 65251

$140,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 47 Days on market

Built 1972 9,293 sqft lot $114/sqft · 24% below area Est $185k · 24% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 1-bath home in a great Fulton location! Situated on a large corner lot (91x101), this property features a spacious unfinished basement with a rec room and a potential non-conforming bedroom, washer/dryer hookups, and a 1-car basement garage. Enjoy the large rear deck and outdoor space. Excellent investment opportunity or income-producing rental.

Key facts

• Unfinished basement
• Rec room
• Outdoor space

Tags

• CORNER LOT
• UNFINISHED BASEMENT
• REC ROOM
• REAR DECK
• OUTDOOR SPACE
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $130k (7.3% below list).
• Recommended offer: $130k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.0% in Fulton — 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 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.

Recommended offer $129,757 (7.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $185,157
• List price: $140,000
• Delta: -24.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Donna Ln	0.12mi	3/1.5	1,232 (0%)	16mo	$210,000	$170	79
1205 Perry Ln	0.04mi	3/1.0	1,120 (-9%)	16mo	$157,000	$140	70
1308 Kathy St	0.20mi	3/1.5	1,350 (+10%)	18mo	$178,000	$132	57
807 W Morningside Dr	0.43mi	3/2.0	1,200 (-3%)	22mo	$219,900	$183	54
831 Middle St	0.47mi	2/1.0 (-1)	1,128 (-8%)	20mo	$140,000	$124	42
1102 Vine St	0.74mi	2/1.0 (-1)	1,350 (+10%)	5mo	$189,900	$141	40
1701 Hollywood Blvd	0.58mi	3/2.0	1,344 (+9%)	24mo	$219,000	$163	34

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-14,433
• Equity at exit: $20,874

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,010
• Equity at exit: $12,105

Cash invested: $39,200 (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 65251

• Active inventory: 134
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $130

Break-even live

Break-even rent $1,133

Max offer price $140,000

Occupancy floor 85%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E 10th St Fulton, MO	2.0	1.5	850	$815	$0.96	13d	1	0.96mi
301 W 14th St Fulton, MO	3.0	1.0	1240	$1,500	$1.21	13d	1	1.27mi

Listing history 8 events

1. 2026-04-23
   historical Active Under Contract 363-char remark

   Show marketing remark (363 chars)

   Cute 3 bedroom, 1-bath home in a great Fulton location! Situated on a large corner lot (91x101), this property features a spacious unfinished basement with a rec room and a potential non-conforming bedroom, washer/dryer hookups, and a 1-car basement garage. Enjoy the large rear deck and outdoor space. Excellent investment opportunity or income-producing rental.

2. 2026-04-09
   listed $140,000 Active 363-char remark

   Show marketing remark (363 chars)

   Cute 3 bedroom, 1-bath home in a great Fulton location! Situated on a large corner lot (91x101), this property features a spacious unfinished basement with a rec room and a potential non-conforming bedroom, washer/dryer hookups, and a 1-car basement garage. Enjoy the large rear deck and outdoor space. Excellent investment opportunity or income-producing rental.

3. 2026-04-09
   listed $140,000 Active

   Show marketing remark (363 chars)

   Cute 3 bedroom, 1-bath home in a great Fulton location! Situated on a large corner lot (91x101), this property features a spacious unfinished basement with a rec room and a potential non-conforming bedroom, washer/dryer hookups, and a 1-car basement garage. Enjoy the large rear deck and outdoor space. Excellent investment opportunity or income-producing rental.

4. 2026-04-09
   listed $140,000 Active 363-char remark

   Show marketing remark (363 chars)

   Cute 3 bedroom, 1-bath home in a great Fulton location! Situated on a large corner lot (91x101), this property features a spacious unfinished basement with a rec room and a potential non-conforming bedroom, washer/dryer hookups, and a 1-car basement garage. Enjoy the large rear deck and outdoor space. Excellent investment opportunity or income-producing rental.

5. 2004-03-01
   soldstatus
6. 2004-03-01
   soldstatus
7. 2003-08-26
   listed $89,500
8. 1999-04-23
   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: $1,231 · $103/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$127/yr (+$11/mo · 10.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,571
• − Mortgage interest: −$7,842
• − Property taxes: −$1,231
• − Insurance: −$700
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,073
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,744/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: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

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: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, MO
• 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

+56.4% since first listed

8 events — show timeline

• 2026-04-23 Contingent — JCMLS
• 2026-04-09 Listed $140,000 CBORMLS
• 2026-04-09 Listed $140,000 HMMLS
• 2026-04-09 Listed $140,000 JCMLS
• 2004-03-01 Sold (Public Records) — Public Records
• 2004-03-01 Sold (MLS) — CBORMLS
• 2003-08-26 Listed $89,500 CBORMLS
• 1999-04-23 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,231 · -0.1% YoY. Source: county tax records.