302 3rd St · Renick, MO 65270

$140,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 23 Days on market

Built 1940 6,098 sqft lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special. This 2 bedroom, 1 bath house can be a gem. Floor in Kitchen & Bath needs some repair due to a water leak. Has been used as a rental. Being sold As-Is. No warranties or repairs. Priced for quick sale. This property is in Renick.

Key facts

• Fully renovated
• New carpet
• New water heater

Tags

• FULLY RENOVATED
• NEW LVP FLOORING
• NEW CARPET
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; One story
• Construction: Built with vinyl siding
• Exterior features: Wood fencing; Shingle roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Heating & cooling: Central air; Electric heating
• Interior features: Insulated windows; Porch
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $51 ($615/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 $129k (7.9% below list).
• Recommended offer: $129k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#650 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Renick R-V (rural): math 25% / reading 50% proficiency, ranked #338 of 535 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Renick Elem. (math 12% / reading 42%, grade F, #850 of 1,115 statewide, top 78%, 84 students, 55% FRL) — zoned schools average 55% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 25 units permitted in Randolph 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.
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) 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.
• Current owner paid $15k; list at $140k implies a 833% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,955 (7.9% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-19,403
• Equity at exit: $20,874

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-12,615
• 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 65270

• Home prices YoY: -30.6%
• Active inventory: 136
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $51

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $100	+0% $51	+5% $3	+10% $-46
Rent	-10% $-51	-5% $0	+0% $51	+5% $102	+10% $153
Rate	-1.0pp $122	-0.5pp $87	base $51	+0.5pp $15	+1.0pp $-22

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: —

Listing history 26 events

1. 2026-06-21
   days on market $140,000 Active 23 DOM
2. 2026-06-21
   days on market $140,000 Active 22 DOM
3. 2026-06-18
   days on market $140,000 Active 20 DOM
4. 2026-06-17
   days on market $140,000 Active 19 DOM
5. 2026-06-16
   days on market $140,000 Active 18 DOM
6. 2026-06-15
   days on market $140,000 Active 17 DOM
7. 2026-06-13
   days on market $140,000 Active 15 DOM
8. 2026-06-12
   days on market $140,000 Active 14 DOM
9. 2026-06-09
   days on market $140,000 Active 11 DOM
10. 2026-06-08
    days on market $140,000 Active 10 DOM
11. 2026-06-07
    days on market $140,000 Active 9 DOM
12. 2026-06-05
    days on market $140,000 Active 7 DOM
13. 2026-06-04
    days on market $140,000 Active 5 DOM
14. 2026-06-02
    days on market $140,000 Active 4 DOM
15. 2026-06-01
    days on market $140,000 Active 3 DOM
16. 2026-05-31
    days on market $140,000 Active 2 DOM
17. 2026-05-29
    listed $140,000 Active
18. 2023-08-16
    historical 251-char remark

    Show marketing remark (251 chars)

    Handyman Special. This 2 bedroom, 1 bath house can be a gem. Floor in Kitchen & Bath needs some repair due to a water leak. Has been used as a rental. Being sold As-Is. No warranties or repairs. Priced for quick sale. This property is in Renick.

19. 2021-10-22
    soldstatus 246-char remark

    Show marketing remark (246 chars)

    Handyman Special. This 2 bedroom, 1 bath house can be a gem. Floor in Kitchen & Bath needs some repair due to a water leak. Has been used as a rental. Being Sold As-Is. No warranties or repairs. Priced for quick sale. Property is in Renick.

20. 2021-10-08
    listed $15,000 246-char remark

    Show marketing remark (246 chars)

    Handyman Special. This 2 bedroom, 1 bath house can be a gem. Floor in Kitchen & Bath needs some repair due to a water leak. Has been used as a rental. Being Sold As-Is. No warranties or repairs. Priced for quick sale. Property is in Renick.

21. 2021-09-24
    listed $15,000 251-char remark

    Show marketing remark (251 chars)

    Handyman Special. This 2 bedroom, 1 bath house can be a gem. Floor in Kitchen & Bath needs some repair due to a water leak. Has been used as a rental. Being sold As-Is. No warranties or repairs. Priced for quick sale. This property is in Renick.

22. 2012-02-21
    soldstatus $15,000
23. 2002-03-19
    soldstatus $14,000
24. 1994-11-03
    soldstatus
25. 1994-03-21
    soldstatus
26. 1990-03-24
    soldstatus

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,475
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,073
• Taxable loss: −$1,716
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $1,027/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: Renick R-V
• NCES district ID: 2926190
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $52,169
• Composite: 35.11/100
• National rank: #9898
• State rank: #338 of 535 in MO

Livability — Renick

• Score: 57/100
• State rank: #650
• US rank: #21902

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: Renick, MO
• City population: 57
• Population (ZIP): 16,762

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.15%
• Current HPI: 199.9743
• 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

+900.0% since first listed

10 events — show timeline

• 2026-05-29 Listed $140,000 RCBR
• 2023-08-16 Delisted — RCBR
• 2021-10-22 Sold (MLS) — CBORMLS
• 2021-10-08 Listed $15,000 CBORMLS
• 2021-09-24 Listed $15,000 RCBR
• 2012-02-21 Sold (Public Records) $15,000 Public Records
• 2002-03-19 Sold (Public Records) $14,000 Public Records
• 1994-11-03 Sold (Public Records) — Public Records
• 1994-03-21 Sold (Public Records) — Public Records
• 1990-03-24 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $223 · +5.2% YoY. Source: county tax records.