406 W Wishart St · Monett, MO 65708

$159,000

3 bd · 1.0 ba · 1,351 sqft · SingleFamily · 139 Days on market

Built 1950 Good condition 8,712 sqft lot $118/sqft · at area comps Est $165k · at est. ↓ 3% since listing

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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 +20.6/30.0
• ARV discount +9.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect move-in-ready home with room to grow? This beautifully maintained 3-bedroom home features an open living area and stunning new LVP floors. The floor plan maximizes every square inch, ensuring a comfortable and airy feel in every room. Outdoor enthusiasts and DIYers will fall in love with the outdoor building with its charming curb appeal and significant storage. This home is a rare find in today's market.

Key facts

• Charming curb appeal
• New lvp floors
• Open living area

Tags

• OPEN LIVING AREA
• NEW LVP FLOORS
• SIGNIFICANT STORAGE
• CHARMING CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.9% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools D+, employment D, amenities F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 57 units permitted in Barry 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.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1950 — 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. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $164,838
• List price: $159,000
• Delta: -3.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 W Cale St	0.25mi	3/1.0	1,359 (+1%)	3mo	$165,000	$121	85
508 3rd St	0.32mi	3/1.0	1,349 (-0%)	4mo	$130,900	$97	82
710 Frisco St	0.19mi	3/1.0	1,468 (+9%)	4mo	$158,900	$108	73
430 W Dunn St	0.13mi	3/1.0	1,180 (-13%)	4mo	$164,900	$140	69
520 Myrtle St	0.35mi	4/2.0 (+1)	1,336 (-1%)	5mo	$169,900	$127	69
400 W Myrtle St	0.38mi	4/2.5 (+1)	1,388 (+3%)	0mo	$239,900	$173	66
519 Myrtle St	0.36mi	3/2.0	1,440 (+7%)	2mo	$189,900	$132	66
801 N Central Ave	0.31mi	3/1.0	1,488 (+10%)	3mo	$79,900	$54	66
311 3rd St	0.41mi	3/2.0	1,440 (+7%)	1mo	$189,900	$132	65
404 Highland Ave	0.47mi	3/2.0	1,419 (+5%)	1mo	$289,900	$204	65
408 5th St	0.47mi	3/2.0	1,245 (-8%)	2mo	$125,000	$100	60
401 Linden Ave	0.51mi	3/1.5	1,174 (-13%)	5mo	$175,000	$149	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,282
• Equity at exit: $23,707

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,736
• Equity at exit: $13,747

Cash invested: $44,520 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 122
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $211

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 82%

Sensitivity live

Price	-10% $321	-5% $266	+0% $211	+5% $156	+10% $101
Rent	-10% $80	-5% $146	+0% $211	+5% $277	+10% $342
Rate	-1.0pp $291	-0.5pp $252	base $211	+0.5pp $170	+1.0pp $128

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Whitley Ln Monett, MO	4.0	2.0	1559	$1,750	$1.12	14d	1	0.97mi
46 Whitley Ln Monett, MO	3.0	2.0	1390	$1,550	$1.12	14d	1	0.97mi
47 Whitley Ln Monett, MO	4.0	2.0	1559	$1,695	$1.09	14d	1	0.98mi
1105 13th St Monett, MO	3.0	2.0	1526	$1,650	$1.08	14d	1	1.21mi

Listing history 19 events

1. 2026-06-21
   days on market $159,000 Active 139 DOM
2. 2026-06-18
   days on market $159,000 Active 137 DOM
3. 2026-06-17
   days on market $159,000 Active 136 DOM
4. 2026-06-16
   days on market $159,000 Active 135 DOM
5. 2026-06-15
   days on market $159,000 Active 134 DOM
6. 2026-06-13
   days on market $159,000 Active 132 DOM
7. 2026-06-12
   days on market $159,000 Active 131 DOM
8. 2026-06-09
   days on market $159,000 Active 128 DOM
9. 2026-06-08
   days on market $159,000 Active 127 DOM
10. 2026-06-07
    pricedays on market $159,000 Active 126 DOM
11. 2026-06-07
    days on market $164,900 Active 125 DOM
12. 2026-06-04
    days on market $164,900 Active 122 DOM
13. 2026-06-02
    days on market $164,900 Active 121 DOM
14. 2026-06-01
    days on market $164,900 Active 120 DOM
15. 2026-05-31
    days on market $164,900 Active 119 DOM
16. 2026-05-05
    status Active 432-char remark

    Show marketing remark (432 chars)

    Looking for the perfect move-in-ready home with room to grow? This beautifully maintained 3-bedroom home features an open living area and stunning new LVP floors. The floor plan maximizes every square inch, ensuring a comfortable and airy feel in every room. Outdoor enthusiasts and DIYers will fall in love with the outdoor building with its charming curb appeal and significant storage. This home is a rare find in today's market.

17. 2026-04-15
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Looking for the perfect move-in-ready home with room to grow? This beautifully maintained 3-bedroom home features an open living area and stunning new LVP floors. The floor plan maximizes every square inch, ensuring a comfortable and airy feel in every room. Outdoor enthusiasts and DIYers will fall in love with the outdoor building with its charming curb appeal and significant storage. This home is a rare find in today's market.

18. 2026-03-13
    price $164,900 432-char remark

    Show marketing remark (432 chars)

    Looking for the perfect move-in-ready home with room to grow? This beautifully maintained 3-bedroom home features an open living area and stunning new LVP floors. The floor plan maximizes every square inch, ensuring a comfortable and airy feel in every room. Outdoor enthusiasts and DIYers will fall in love with the outdoor building with its charming curb appeal and significant storage. This home is a rare find in today's market.

19. 2026-01-11
    listed $169,900 Active 432-char remark

    Show marketing remark (432 chars)

    Looking for the perfect move-in-ready home with room to grow? This beautifully maintained 3-bedroom home features an open living area and stunning new LVP floors. The floor plan maximizes every square inch, ensuring a comfortable and airy feel in every room. Outdoor enthusiasts and DIYers will fall in love with the outdoor building with its charming curb appeal and significant storage. This home is a rare find in today's market.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,900
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,625
• Taxable income: $4
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,535/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready home offers a good starting point with a good condition score and minimal repairs needed. Upgrades to the kitchen and bathroom would significantly enhance its value.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — outdated and worn

Value-add opportunities

• Both new kitchen appliances — modernizes the space and improves functionality
• Both new bathroom fixtures — enhances the aesthetic and functionality
• Both paint exterior — enhances curb appeal and value
• Both new flooring — improves the overall look and feel of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both new kitchen appliances — modernizes the space and improves functionality ↑
• Both new bathroom fixtures — enhances the aesthetic and functionality ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both new flooring — improves the overall look and feel of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

-2.9% since first listed

4 events — show timeline

• 2026-05-05 Relisted — SOMO
• 2026-04-15 Pending — SOMO
• 2026-03-13 Price Changed $164,900 SOMO
• 2026-01-11 Listed $169,900 SOMO