308 S Lyon St · Grant City, MO 64456

$70,000

2 bd · 1.0 ba · 1,120 sqft · Other · 278 Days on market

8,167 sqft lot $62/sqft · 39% below area Est $115k · 39% under ↓ 18% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently remodeled 2 bedroom, 1 bath loft located on the upper level of a retro commercial building in Grant City, MO. This unique space is move-in ready and perfect for a first-time home buyer, weekend getaway, or your own cool hunting lodge. The ground floor offers incredible potential with space that could easily be converted into an additional apartment for extra income or used for storage. It already features a bathroom and washer/dryer hookups, giving you a great head start for future finishing. The end of the building includes a garage, perfect for storing a car, motorcycle, tools, or outdoor gear. Enjoy plenty of parking, new heating and cooling, and low monthly utilities. The brick exterior keeps maintenance minimal, making this property easy to own and maintain. With rental potential of approximately $1,200–$1,500 per month, this property could make a great investment opportunity as well as a unique place to call home. A must see!

Key facts

• 8,167 sq ft lot
• Garage
• Listed 278 days

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$114,938) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#289 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-.
• Worth County R-III (rural): math 25% / reading 40% proficiency, ranked #425 of 535 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Worth Co. Elementary (math 37% / reading 52%, grade F, #413 of 1,115 statewide, top 42%, 149 students, 54% FRL); Worth Co. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 126 students, 44% FRL).
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Worth County population projected at -26% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $114,938
• List price: $70,000
• Delta: -39.10%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 2.55×
• Total profit: $30,464
• Equity at exit: $31,475

10-year hold

• IRR: 28.0%
• Equity multiple: 4.96×
• Total profit: $77,519
• Equity at exit: $48,507

Cash invested: $19,600 (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 64456

• Active inventory: 5
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $346

Break-even live

Break-even rent $534

Max offer price $70,000

Occupancy floor 59%

Sensitivity live

Price	-10% $386	-5% $366	+0% $346	+5% $326	+10% $307
Rent	-10% $269	-5% $308	+0% $346	+5% $385	+10% $423
Rate	-1.0pp $382	-0.5pp $364	base $346	+0.5pp $328	+1.0pp $310

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 278 DOM
2. 2026-06-21
   days on market $70,000 Active 277 DOM
3. 2026-06-18
   days on market $70,000 Active 275 DOM
4. 2026-06-17
   days on market $70,000 Active 274 DOM
5. 2026-06-16
   days on market $70,000 Active 273 DOM
6. 2026-06-15
   days on market $70,000 Active 272 DOM
7. 2026-06-13
   days on market $70,000 Active 270 DOM
8. 2026-06-12
   days on market $70,000 Active 269 DOM
9. 2026-06-09
   days on market $70,000 Active 266 DOM
10. 2026-06-08
    days on market $70,000 Active 265 DOM
11. 2026-06-07
    days on market $70,000 Active 264 DOM
12. 2026-06-05
    days on market $70,000 Active 262 DOM
13. 2026-06-04
    days on market $70,000 Active 260 DOM
14. 2026-06-02
    days on market $70,000 Active 259 DOM
15. 2026-06-01
    days on market $70,000 Active 258 DOM
16. 2026-05-31
    days on market $70,000 Active 257 DOM
17. 2026-01-30
    price $70,000 960-char remark

    Show marketing remark (960 chars)

    Recently remodeled 2 bedroom, 1 bath loft located on the upper level of a retro commercial building in Grant City, MO. This unique space is move-in ready and perfect for a first-time home buyer, weekend getaway, or your own cool hunting lodge. The ground floor offers incredible potential with space that could easily be converted into an additional apartment for extra income or used for storage. It already features a bathroom and washer/dryer hookups, giving you a great head start for future finishing. The end of the building includes a garage, perfect for storing a car, motorcycle, tools, or outdoor gear. Enjoy plenty of parking, new heating and cooling, and low monthly utilities. The brick exterior keeps maintenance minimal, making this property easy to own and maintain. With rental potential of approximately $1,200–$1,500 per month, this property could make a great investment opportunity as well as a unique place to call home. A must see!

18. 2025-09-16
    listed $85,000 Active 960-char remark

    Show marketing remark (960 chars)

    Recently remodeled 2 bedroom, 1 bath loft located on the upper level of a retro commercial building in Grant City, MO. This unique space is move-in ready and perfect for a first-time home buyer, weekend getaway, or your own cool hunting lodge. The ground floor offers incredible potential with space that could easily be converted into an additional apartment for extra income or used for storage. It already features a bathroom and washer/dryer hookups, giving you a great head start for future finishing. The end of the building includes a garage, perfect for storing a car, motorcycle, tools, or outdoor gear. Enjoy plenty of parking, new heating and cooling, and low monthly utilities. The brick exterior keeps maintenance minimal, making this property easy to own and maintain. With rental potential of approximately $1,200–$1,500 per month, this property could make a great investment opportunity as well as a unique place to call home. A must see!

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$372/yr (+$31/mo · 120.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $11,668
• − Mortgage interest: −$3,921
• − Property taxes: −$307
• − Insurance: −$350
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,036
• Taxable income: $3,186
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,391/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: Worth County R-III
• NCES district ID: 2932300
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $42,962
• Composite: 30.31/100
• National rank: #11547
• State rank: #425 of 535 in MO

Livability — Grant City

• Score: 65/100
• State rank: #289
• US rank: #13378

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: Grant City, MO
• Population (ZIP): 1,396

Population outlook (Worth County) Hauer SSP2

• Today (2025): 1,874 people
• By 2030: 1,769 · -5.6%
• By 2040: 1,575 · -16.0%
• By 2050: 1,390 · -25.8%
• By 2075: 1,084 · -42.2%
• By 2100: 817 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Portuguese 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.8% · Other 1.0%
• 2008→2024 swing: -40.8pp toward R · 2008: -23.9pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+59.8 2016: R+58.6 2012: R+30.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-17.6% since first listed

2 events — show timeline

• 2026-01-30 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Listed $85,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $307 · +21.6% YoY. Source: county tax records.