205 N Eighth St · Clinton, MO 64735

$89,000

1 bd · 1.0 ba · 619 sqft · Other public records · 49 Days on market

Built 1920 4,791 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1 bed, 1 bath bungalow nestled in a quiet neighborhood and full of cozy appeal! This home offers a great location with easy access to nearby amenities while still providing a peaceful setting. Enjoy relaxing mornings on the covered front porch or unwind in the evenings on the back deck overlooking the yard. Inside, you’ll find a spacious eat-in kitchen, perfect for everyday living or entertaining. The bathroom features a nicely finished tile shower, and tile flooring carries through both the kitchen and bath for a clean, durable touch. The generously sized bedroom offers plenty of space and comfort, making this home an ideal option for a first-time buyer, downsizer, or invest

Key facts

• Covered front porch
• Back deck
• Tile flooring

Tags

• COVERED FRONT PORCH
• BACK DECK
• SPACIOUS EAT-IN KITCHEN
• NICELY FINISHED TILE SHOWER
• TILE FLOORING
• GENEROUSLY SIZED BEDROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220V electric service; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; About 665 square feet of finished above-grade living area
• Exterior features: Covered patio/porch; Lot approximately 0.11 acre

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating; Electric cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $79k (11.2% below list).
• Recommended offer: $79k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.9% in Clinton — 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 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,001 (11.2% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 9.4

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-7,808
• Equity at exit: $13,270

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,588
• Equity at exit: $7,695

Cash invested: $24,920 (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 64735

• Home prices YoY: -6.2%
• Active inventory: 186
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $105

Break-even live

Break-even rent $658

Max offer price $89,000

Occupancy floor 82%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 49 DOM
2. 2026-06-17
   days on market $89,000 Active 48 DOM
3. 2026-06-16
   days on market $89,000 Active 47 DOM
4. 2026-06-15
   days on market $89,000 Active 46 DOM
5. 2026-06-13
   days on market $89,000 Active 44 DOM
6. 2026-06-12
   days on market $89,000 Active 43 DOM
7. 2026-06-09
   days on market $89,000 Active 40 DOM
8. 2026-06-08
   days on market $89,000 Active 39 DOM
9. 2026-06-07
   days on market $89,000 Active 38 DOM
10. 2026-06-07
    days on market $89,000 Active 37 DOM
11. 2026-06-04
    days on market $89,000 Active 34 DOM
12. 2026-06-02
    days on market $89,000 Active 33 DOM
13. 2026-06-01
    days on market $89,000 Active 32 DOM
14. 2026-05-31
    days on market $89,000 Active 31 DOM
15. 2026-04-30
    listed $89,000 Active 713-char remark
16. 2026-03-19
    listed $89,000 Active
17. 1996-07-01
    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: $189 · $16/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$675/yr (+$56/mo · 357.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,480
• − Mortgage interest: −$4,985
• − Property taxes: −$189
• − Insurance: −$445
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$2,589
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,314/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: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

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: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-30 Listed $89,000 WCAR
• 2026-03-19 Listed $89,000 WCAR
• 1996-07-01 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $189 · +7.6% YoY. Source: county tax records.