18119 Sallee St · Winona, MO 65588

$59,900

2 bd · 1.0 ba · 1,260 sqft · Other public records · 128 Days on market

Built 1956 0.32 ac lot $48/sqft · 26% below area Est $81k · 26% under ↓ 45% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home with a functional layout and multiple living areas, offering plenty of potential for updates and personalization. The family room features a cozy fireplace, while the additional living space can be used for entertaining, a home office, or relaxation. Original features throughout give this home character and a solid foundation to build upon. Both bedrooms are well-sized and share a full bathroom, creating a practical and efficient floor plan. The large yard provides space for outdoor activities, gardening, or future enhancements. This property represents a great investment opportunity for buyers or investors looking to add value. With some updates and cosmetic improvements, it can be transformed into a comfortable, modern home or a solid rental property. Conveniently located and easy to show, this home is full of potential for the right buyer.

Key facts

• Original features
• Large yard
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• MULTIPLE LIVING AREAS
• COZY FIREPLACE
• ADDITIONAL LIVING SPACE
• ORIGINAL FEATURES
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#808 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Winona R-III (rural): math 37% / reading 48% proficiency, ranked #131 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $3k appreciation (5.7% local appreciation)).
• Shannon County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

• ARV (median comp): $80,931
• List price: $59,900
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

5.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 3.80×
• Total profit: $46,931
• Equity at exit: $36,666

10-year hold

• IRR: 41.5%
• Equity multiple: 7.82×
• Total profit: $114,318
• Equity at exit: $65,655

Cash invested: $16,772 (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 65588

• Home prices YoY: 3.7%
• Active inventory: 26
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $480

Break-even live

Break-even rent $451

Max offer price $59,900

Occupancy floor 50%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $59,900 Active 128 DOM
2. 2026-06-17
   days on market $59,900 Active 127 DOM
3. 2026-06-16
   days on market $59,900 Active 126 DOM
4. 2026-06-15
   days on market $59,900 Active 125 DOM
5. 2026-06-13
   days on market $59,900 Active 123 DOM
6. 2026-06-12
   days on market $59,900 Active 122 DOM
7. 2026-06-09
   days on market $59,900 Active 119 DOM
8. 2026-06-08
   days on market $59,900 Active 118 DOM
9. 2026-06-07
   days on market $59,900 Active 117 DOM
10. 2026-06-07
    days on market $59,900 Active 116 DOM
11. 2026-06-04
    days on market $59,900 Active 113 DOM
12. 2026-06-02
    days on market $59,900 Active 112 DOM
13. 2026-06-01
    days on market $59,900 Active 111 DOM
14. 2026-05-31
    days on market $59,900 Active 110 DOM
15. 2026-05-01
    price $59,900 886-char remark

    Show marketing remark (886 chars)

    Charming 2-bedroom, 1-bath home with a functional layout and multiple living areas, offering plenty of potential for updates and personalization. The family room features a cozy fireplace, while the additional living space can be used for entertaining, a home office, or relaxation. Original features throughout give this home character and a solid foundation to build upon. Both bedrooms are well-sized and share a full bathroom, creating a practical and efficient floor plan. The large yard provides space for outdoor activities, gardening, or future enhancements. This property represents a great investment opportunity for buyers or investors looking to add value. With some updates and cosmetic improvements, it can be transformed into a comfortable, modern home or a solid rental property. Conveniently located and easy to show, this home is full of potential for the right buyer.

16. 2026-03-20
    price $64,900 886-char remark

    Show marketing remark (886 chars)

    Charming 2-bedroom, 1-bath home with a functional layout and multiple living areas, offering plenty of potential for updates and personalization. The family room features a cozy fireplace, while the additional living space can be used for entertaining, a home office, or relaxation. Original features throughout give this home character and a solid foundation to build upon. Both bedrooms are well-sized and share a full bathroom, creating a practical and efficient floor plan. The large yard provides space for outdoor activities, gardening, or future enhancements. This property represents a great investment opportunity for buyers or investors looking to add value. With some updates and cosmetic improvements, it can be transformed into a comfortable, modern home or a solid rental property. Conveniently located and easy to show, this home is full of potential for the right buyer.

17. 2026-02-10
    listed $69,900 Active 886-char remark

    Show marketing remark (886 chars)

    Charming 2-bedroom, 1-bath home with a functional layout and multiple living areas, offering plenty of potential for updates and personalization. The family room features a cozy fireplace, while the additional living space can be used for entertaining, a home office, or relaxation. Original features throughout give this home character and a solid foundation to build upon. Both bedrooms are well-sized and share a full bathroom, creating a practical and efficient floor plan. The large yard provides space for outdoor activities, gardening, or future enhancements. This property represents a great investment opportunity for buyers or investors looking to add value. With some updates and cosmetic improvements, it can be transformed into a comfortable, modern home or a solid rental property. Conveniently located and easy to show, this home is full of potential for the right buyer.

18. 2026-01-06
    price $78,000
19. 2025-11-25
    price $81,000
20. 2025-10-10
    price $82,500
21. 2025-09-27
    status Active
22. 2025-08-27
    price $86,900
23. 2025-06-30
    status Active
24. 2025-06-09
    price $89,900
25. 2025-05-06
    price $94,900
26. 2025-04-07
    status Active
27. 2025-04-07
    price $99,900
28. 2025-03-03
    listed $109,900 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: $205 · $17/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$376/yr (+$31/mo · 183.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,705
• − Mortgage interest: −$3,355
• − Property taxes: −$205
• − Insurance: −$300
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,743
• Taxable income: $5,070
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $4,546/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: Winona R-III
• NCES district ID: 2932220
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $31,522
• Composite: 34.76/100
• National rank: #5128
• State rank: #131 of 324 in MO

Livability — Winona

• Score: 53/100
• State rank: #808
• US rank: #24256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winona, MO
• Population (ZIP): 2,025

Population outlook (Shannon County) Hauer SSP2

• Today (2025): 7,703 people
• By 2030: 7,355 · -4.5%
• By 2040: 6,637 · -13.8%
• By 2050: 5,898 · -23.4%
• By 2075: 4,407 · -42.8%
• By 2100: 3,037 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Shannon

• 2024 margin: Solid R (+68.3) · D 15.6% · R 83.8%
• 2008→2024 swing: -56.9pp toward R · 2008: -11.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.0 2016: R+56.1 2012: R+26.0 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.74%
• Current HPI: 160.0993
• 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

-45.5% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $59,900 SOMO
• 2026-03-20 Price Changed $64,900 SOMO
• 2026-02-10 Listed $69,900 SOMO
• 2026-01-06 Price Changed $78,000 SOMO
• 2025-11-25 Price Changed $81,000 SOMO
• 2025-10-10 Price Changed $82,500 SOMO
• 2025-09-27 Relisted — SOMO
• 2025-08-27 Price Changed $86,900 SOMO
• 2025-06-30 Relisted — SOMO
• 2025-06-09 Price Changed $89,900 SOMO
• 2025-05-06 Price Changed $94,900 SOMO
• 2025-04-07 Relisted — SOMO
• 2025-04-07 Price Changed $99,900 SOMO
• 2025-03-03 Listed $109,900 SOMO

Property tax history

+1.4%/yr

Latest (2025): $205 · +6.6% YoY. Source: county tax records.