709 N State St · Wheeling, MO 64688

$20,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 35 Days on market

Built 1910

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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 +15.0/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Needs gutted and remodeled and roof or tear down & quot; 4500 from business in lock springs Missouri & quot; and build a tiny home for Air BNB ? Duplex? Building to rent for distribution ? End possibilities and potential with this beautiful 1/2 acre lot that& apos; s 1 block from blacktop and 1 mile to 4 lane highway 36 and 10 miles to chillicothe missouri from driveway , city sewer/water and has utilities the house was lived in until March of this year 2026 with everything working ???? again endless potential with this lot in wheeling Missouri a very good clean community that everyone keeps to themselves and enjoys life ???????????????????????? hard lot to find folks that&

Key facts

• Utilities available
• 1/2 acre lot
• City sewer/water

Tags

• 1/2 ACRE LOT
• CITY SEWER/WATER
• UTILITIES AVAILABLE
• EXCELLENT SCHOOL DISTRICTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#815 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k appreciation (9.4% local appreciation)).
• At projected returns (9.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1910 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.35% ✓
• Cap rate: 40.20%
• Cash-on-cash: 121.11%
• DSCR: 6.39
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $111,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Highway B Hwy	0.09mi	3/1.5	1,022 (+7%)	12mo	$120,000	$117	71

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

Projected returns pro-forma

9.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.22×
• Total profit: $46,047
• Equity at exit: $17,118

10-year hold

• IRR: —
• Equity multiple: 20.13×
• Total profit: $107,107
• Equity at exit: $35,999

Cash invested: $5,600 (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 64688

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $565

Break-even live

Break-even rent $156

Max offer price $20,000

Occupancy floor 30%

Sensitivity live

Price	-10% $577	-5% $571	+0% $565	+5% $560	+10% $554
Rent	-10% $496	-5% $531	+0% $565	+5% $600	+10% $634
Rate	-1.0pp $575	-0.5pp $570	base $565	+0.5pp $560	+1.0pp $555

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $20,000 Active 35 DOM
2. 2026-06-18
   days on market $20,000 Active 33 DOM
3. 2026-06-17
   days on market $20,000 Active 32 DOM
4. 2026-06-16
   days on market $20,000 Active 31 DOM
5. 2026-06-15
   days on market $20,000 Active 30 DOM
6. 2026-06-13
   days on market $20,000 Active 28 DOM
7. 2026-06-12
   days on market $20,000 Active 27 DOM
8. 2026-06-09
   days on market $20,000 Active 24 DOM
9. 2026-06-08
   days on market $20,000 Active 23 DOM
10. 2026-06-07
    days on market $20,000 Active 22 DOM
11. 2026-06-04
    days on market $20,000 Active 18 DOM
12. 2026-06-02
    days on market $20,000 Active 17 DOM
13. 2026-06-01
    days on market $20,000 Active 16 DOM
14. 2026-05-31
    days on market $20,000 Active 15 DOM
15. 2026-05-17
    listed $20,000 Active

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $194 · $16/mo
• Expected delta: +$78/yr (+$6/mo · 67.1%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,452
• − Mortgage interest: −$1,120
• − Property taxes: −$116
• − Insurance: −$100
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$582
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $5,135/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Wheeling

• Score: 53/100
• State rank: #815
• US rank: #24389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, MO
• Population (ZIP): 718

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Polish 17% Lithuanian 10% Iranian 1%
• Foreign-born: 0%
• Languages at home: 61% English-only · German/W. Germanic 39%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.38%
• Current HPI: 249.269
• 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

1 event — show timeline

• 2026-05-17 Listed $20,000 FSBO.com

Property tax history

+4.8%/yr

Latest (2025): $116 · -0.1% YoY. Source: county tax records.