304 6th St · Monett, MO 65708

$69,900

None bd · None ba · — sqft · Other · 60 Days on market

Built 1900 0.28 ac lot Est $79k · 12% under

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

Key facts

• Covered front porch
• Generous lot
• Second building

Tags

• THREE STORY HOME
• COVERED FRONT PORCH
• GENEROUS LOT
• SECOND BUILDING

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Multi-family construction
• Exterior features: 0.28-acre lot; Zoned Zone C

Interior

• Heating & cooling: No central heating; No cooling
• Interior features: Property has a view

What this means for you Summary

Snapshot

• This is a other listed at $70k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.8% in Monett — 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 (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monett Elem. (471 students, 68% FRL); Monett Middle (math 35% / reading 46%, grade F, #180 of 391 statewide, top 47%, 504 students, 63% FRL); Monett High (math 37% / reading 55%, grade D-, #170 of 521 statewide, top 33%, 746 students, 51% FRL).
• Market conditions: 122 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Barry County population projected at -13% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.28% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $79,018
• List price: $69,900
• Delta: -11.54%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $2,791
• Equity at exit: $10,422

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $20,648
• Equity at exit: $6,044

Cash invested: $19,572 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 122
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $892 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $221

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 70%

Sensitivity live

Price	-10% $270	-5% $246	+0% $221	+5% $197	+10% $173
Rent	-10% $151	-5% $186	+0% $221	+5% $257	+10% $292
Rate	-1.0pp $257	-0.5pp $239	base $221	+0.5pp $203	+1.0pp $185

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Bond St Unit 5 Monett, MO	2.0	1.0	—	$775	—	45d	1	0.09mi
404 E Bond St Unit 9 Monett, MO	1.0	1.0	—	$725	—	22d	1	0.09mi
305 8th St Unit 303 Monett, MO	1.0	1.0	750	$775	$1.03	45d	1	0.17mi
1105 13th St Monett, MO	3.0	2.0	1526	$1,650	$1.08	15d	1	0.85mi
46 Whitley Ln Monett, MO	3.0	2.0	1390	$1,550	$1.12	15d	1	1.06mi
45 Whitley Ln Monett, MO	3.0	2.0	—	$1,625	—	45d	1	1.06mi
44 Whitley Ln Monett, MO	3.0	2.0	—	$1,625	—	45d	1	1.06mi
42 Whitley Ln Monett, MO	3.0	2.0	—	$1,550	—	22d	1	1.06mi

Listing history 25 events

1. 2026-06-21
   days on market $69,900 Active 60 DOM
2. 2026-06-21
   days on market $69,900 Active 59 DOM
3. 2026-06-18
   days on market $69,900 Active 57 DOM
4. 2026-06-17
   days on market $69,900 Active 56 DOM
5. 2026-06-16
   days on market $69,900 Active 55 DOM
6. 2026-06-15
   days on market $69,900 Active 54 DOM
7. 2026-06-13
   days on market $69,900 Active 52 DOM
8. 2026-06-12
   days on market $69,900 Active 51 DOM
9. 2026-06-09
   days on market $69,900 Active 48 DOM
10. 2026-06-08
    days on market $69,900 Active 47 DOM
11. 2026-06-07
    days on market $69,900 Active 46 DOM
12. 2026-06-07
    days on market $69,900 Active 45 DOM
13. 2026-06-04
    days on market $69,900 Active 42 DOM
14. 2026-06-02
    days on market $69,900 Active 41 DOM
15. 2026-06-01
    days on market $69,900 Active 40 DOM
16. 2026-05-31
    days on market $69,900 Active 39 DOM
17. 2026-04-23
    listed $69,900 Active
18. 2022-09-26
    soldstatus
19. 2022-08-08
    soldstatus Closed 456-char remark

    Show marketing remark (456 chars)

    10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

20. 2022-08-08
    soldstatus

    Show marketing remark (456 chars)

    10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

21. 2022-07-11
    status Pending 456-char remark

    Show marketing remark (456 chars)

    10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

22. 2022-06-21
    price $62,900 456-char remark

    Show marketing remark (456 chars)

    10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

23. 2022-04-15
    listed $69,900 Active 456-char remark

    Show marketing remark (456 chars)

    10 unit multifamily building near downtown Monett. Current owner has removed most tenants in preparation for a remodel. Property has alot of potential but is in need of rehabbing. This property could be a cash cow with a little work and ingenuity. Units are currently efficiency units with owner paying utilities at this time. Units have rented in the $400-500 range in the past. 3 units are in additional building outback but haven't been rented in years.

24. 2021-11-15
    soldstatus 131-char remark

    Show marketing remark (131 chars)

    7 unit apartment complex in downtown Monett. Units are efficiency units with all utilities included. Sold subject to tenant rights.

25. 2021-08-24
    listed $59,900 131-char remark

    Show marketing remark (131 chars)

    7 unit apartment complex in downtown Monett. Units are efficiency units with all utilities included. Sold subject to tenant rights.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,702
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,033
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,263/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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

+16.7% since first listed

9 events — show timeline

• 2026-04-23 Listed $69,900 SOMO
• 2022-09-26 Sold (Public Records) — Public Records
• 2022-08-08 Sold (Public Records) — Public Records
• 2022-08-08 Sold (MLS) — SOMO
• 2022-07-11 Pending — SOMO
• 2022-06-21 Price Changed $62,900 SOMO
• 2022-04-15 Listed $69,900 SOMO
• 2021-11-15 Sold (MLS) — SOMO
• 2021-08-24 Listed $59,900 SOMO

Property tax history

-26.4%/yr

Latest (2022): $25 · -93.5% YoY. Source: county tax records.