407 S Clarke Ave · Clever, MO 65631

$153,000

3 bd · 1.0 ba · 960 sqft · Other public records · 27 Days on market

Built 1932 6,970 sqft lot $159/sqft · at area comps Est $159k · at est.

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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 +21.3/30.0
• ARV discount +9.3/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 407 Clarke Ave! This charming 3 bedroom 1 bathroom home in the heart of Clever with a comfortable, easy-living layout. Bright living spaces, a functional kitchen, and nicely sized bedrooms make it a great fit for everyday living. The spacious yard offers plenty of room to enjoy the outdoors or add your personal touch. Conveniently located near schools and local amenities, this home is a solid option for first-time buyers, downsizers, or investors looking for value.

Key facts

• Functional kitchen
• Spacious yard
• Near schools

Tags

• FUNCTIONAL KITCHEN
• SPACIOUS YARD
• NEAR SCHOOLS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $153k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $144k (6.0% below list).
• Recommended offer: $144k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.2% in Clever — 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 69/100 on livability (#166 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, employment D, amenities F.
• Clever R-V (rural): math 39% / reading 40% proficiency, ranked #139 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,796 (6.0% below list)

Questions for the listing agent

1. Built in 1932 — 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. 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?
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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $159,273
• List price: $153,000
• Delta: 0.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-10,525
• Equity at exit: $22,813

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $9,017
• Equity at exit: $13,229

Cash invested: $42,840 (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 65631

• Home prices YoY: -6.0%
• Active inventory: 70
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $225

Break-even live

Break-even rent $1,153

Max offer price $153,000

Occupancy floor 79%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $153,000 Active 27 DOM
2. 2026-06-17
   days on market $153,000 Active 26 DOM
3. 2026-06-16
   days on market $153,000 Active 25 DOM
4. 2026-06-15
   days on market $153,000 Active 24 DOM
5. 2026-06-14
   days on market $153,000 Active 22 DOM
6. 2026-06-10
   days on market $153,000 Active 19 DOM
7. 2026-06-09
   days on market $153,000 Active 18 DOM
8. 2026-06-08
   days on market $153,000 Active 17 DOM
9. 2026-06-07
   pricedays on market $153,000 Active 16 DOM
10. 2026-06-05
    days on market $157,000 Active 13 DOM
11. 2026-06-03
    days on market $157,000 Active 12 DOM
12. 2026-06-02
    days on market $157,000 Active 11 DOM
13. 2026-06-01
    days on market $157,000 Active 10 DOM
14. 2026-05-31
    days on market $157,000 Active 9 DOM
15. 2026-05-30
    days on market $157,000 Active 8 DOM
16. 2026-04-24
    listed $160,000 Active 480-char remark

    Show marketing remark (480 chars)

    Welcome to 407 Clarke Ave! This charming 3 bedroom 1 bathroom home in the heart of Clever with a comfortable, easy-living layout. Bright living spaces, a functional kitchen, and nicely sized bedrooms make it a great fit for everyday living. The spacious yard offers plenty of room to enjoy the outdoors or add your personal touch. Conveniently located near schools and local amenities, this home is a solid option for first-time buyers, downsizers, or investors looking for value.

17. 2023-11-02
    soldstatus
18. 2020-08-26
    soldstatus
19. 2020-08-21
    soldstatus 579-char remark

    Show marketing remark (579 chars)

    This cute bungalow home has been completely remodeled top to bottom with all new construction. There are 3 bedrooms, 1 full bath with a tub shower/combo, and a sink with decorative finishes. The flooring is a wood''look'' laminate floor throughout, and there is barn wood plank accent walls in the living room and master bedroom. There is a dining area leading into the kitchen, with shelving for kitchen storage. The house has vinyl siding, some new fencing, and a deep backyard. There is also a covered front patio. Great house to get 100% financing! Come view this home today!

20. 2019-12-05
    listed $85,000 579-char remark

    Show marketing remark (579 chars)

    This cute bungalow home has been completely remodeled top to bottom with all new construction. There are 3 bedrooms, 1 full bath with a tub shower/combo, and a sink with decorative finishes. The flooring is a wood''look'' laminate floor throughout, and there is barn wood plank accent walls in the living room and master bedroom. There is a dining area leading into the kitchen, with shelving for kitchen storage. The house has vinyl siding, some new fencing, and a deep backyard. There is also a covered front patio. Great house to get 100% financing! Come view this home today!

21. 2019-06-26
    soldstatus
22. 2016-06-24
    soldstatus
23. 2004-09-03
    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: $538 · $45/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$946/yr (+$79/mo · 176.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,256
• − Mortgage interest: −$8,570
• − Property taxes: −$538
• − Insurance: −$765
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,451
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,660/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: Clever R-V
• NCES district ID: 2909780
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $53,651
• Composite: 34.43/100
• National rank: #5199
• State rank: #139 of 324 in MO

Livability — Clever

• Score: 69/100
• State rank: #166
• US rank: #8960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clever, MO
• Population (ZIP): 6,175

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 3% Iranian 2% Hungarian 2%
• Foreign-born: 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.71%
• Current HPI: 245.4824
• 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

+88.2% since first listed

8 events — show timeline

• 2026-04-24 Listed $160,000 SOMO
• 2023-11-02 Sold (Public Records) — Public Records
• 2020-08-26 Sold (Public Records) — Public Records
• 2020-08-21 Sold (MLS) — SOMO
• 2019-12-05 Listed $85,000 SOMO
• 2019-06-26 Sold (Public Records) — Public Records
• 2016-06-24 Sold (Public Records) — Public Records
• 2004-09-03 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $538 · +4.4% YoY. Source: county tax records.