1008 N Mulberry · Dexter, MO 63841

$115,000

2 bd · 1.0 ba · 1,743 sqft · Other public records · 136 Days on market

Built 1957 0.59 ac lot $66/sqft · 11% below area Est $129k · 11% under

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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 +13.3/30.0
• ARV discount +12.2/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3-bed/2-bathroom home for sale in Dexter. It has a large living room and a family room/den with a wood burning fireplace. The family room/den is next to the primary bedroom en suite and has doors which can be shut off from the main part of the home for your own private oasis. The kitchen has an area for a table and around the corner is an area perfect for another small table for those larger family gatherings. A ton of natural wood throughout on floors and ceilings. A separate laundry room includes a laundry sink and added cabinets. Outside, you will find a covered carport connected to the front of the home and a detached, covered carport/outbuilding, a large side yard, and Dexter Creek runs along the back yard.

Key facts

• Covered carport
• Detached outbuilding
• Private oasis

Tags

• WOOD BURNING FIREPLACE
• PRIVATE OASIS
• LAUNDRY SINK
• COVERED CARPORT
• DETACHED OUTBUILDING
• LARGE SIDE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $1 ($9/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 $87k (24.1% below list).
• Recommended offer: $87k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Dexter — 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 67/100 on livability (#221 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D+, employment D.
• Dexter R-XI (town): math 41% / reading 45% proficiency, ranked #120 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 17 units permitted in Stoddard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stoddard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($101k) 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,309 (24.1% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 D 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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $128,567
• List price: $115,000
• Delta: -10.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-18,641
• Equity at exit: $17,147

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-16,385
• Equity at exit: $9,943

Cash invested: $32,200 (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 63841

• Home prices YoY: -25.6%
• Active inventory: 86
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $1

Break-even live

Break-even rent $872

Max offer price $115,000

Occupancy floor 95%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Lyndel Ct Dexter, MO	1.0–3.0	1.5	1300	$892	$0.69	43d	3	1.28mi
Lyndel Ct Dexter, MO	2.0–3.0	1.5	1150	$850	$0.74	43d	8	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 136 DOM
2. 2026-06-17
   days on market $115,000 Active 135 DOM
3. 2026-06-16
   days on market $115,000 Active 134 DOM
4. 2026-06-15
   days on market $115,000 Active 133 DOM
5. 2026-06-13
   days on market $115,000 Active 131 DOM
6. 2026-06-12
   days on market $115,000 Active 130 DOM
7. 2026-06-09
   days on market $115,000 Active 127 DOM
8. 2026-06-08
   days on market $115,000 Active 126 DOM
9. 2026-06-07
   days on market $115,000 Active 125 DOM
10. 2026-06-07
    days on market $115,000 Active 124 DOM
11. 2026-06-04
    days on market $115,000 Active 121 DOM
12. 2026-06-02
    days on market $115,000 Active 120 DOM
13. 2026-06-01
    days on market $115,000 Active 119 DOM
14. 2026-05-31
    days on market $115,000 Active 118 DOM
15. 2026-04-15
    status Active 742-char remark

    Show marketing remark (742 chars)

    Check out this 3-bed/2-bathroom home for sale in Dexter. It has a large living room and a family room/den with a wood burning fireplace. The family room/den is next to the primary bedroom en suite and has doors which can be shut off from the main part of the home for your own private oasis. The kitchen has an area for a table and around the corner is an area perfect for another small table for those larger family gatherings. A ton of natural wood throughout on floors and ceilings. A separate laundry room includes a laundry sink and added cabinets. Outside, you will find a covered carport connected to the front of the home and a detached, covered carport/outbuilding, a large side yard, and Dexter Creek runs along the back yard.

16. 2026-02-03
    historical Active Under Contract 742-char remark

    Show marketing remark (742 chars)

    Check out this 3-bed/2-bathroom home for sale in Dexter. It has a large living room and a family room/den with a wood burning fireplace. The family room/den is next to the primary bedroom en suite and has doors which can be shut off from the main part of the home for your own private oasis. The kitchen has an area for a table and around the corner is an area perfect for another small table for those larger family gatherings. A ton of natural wood throughout on floors and ceilings. A separate laundry room includes a laundry sink and added cabinets. Outside, you will find a covered carport connected to the front of the home and a detached, covered carport/outbuilding, a large side yard, and Dexter Creek runs along the back yard.

17. 2026-02-02
    listed $115,000 Active 742-char remark

    Show marketing remark (742 chars)

    Check out this 3-bed/2-bathroom home for sale in Dexter. It has a large living room and a family room/den with a wood burning fireplace. The family room/den is next to the primary bedroom en suite and has doors which can be shut off from the main part of the home for your own private oasis. The kitchen has an area for a table and around the corner is an area perfect for another small table for those larger family gatherings. A ton of natural wood throughout on floors and ceilings. A separate laundry room includes a laundry sink and added cabinets. Outside, you will find a covered carport connected to the front of the home and a detached, covered carport/outbuilding, a large side yard, and Dexter Creek runs along the back yard.

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$659/yr (+$55/mo · 144.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,477
• − Mortgage interest: −$6,442
• − Property taxes: −$456
• − Insurance: −$575
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$3,345
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $493/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: Dexter R-XI
• NCES district ID: 2910770
• Math proficiency: 41% ▲ 5.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $37,349
• Composite: 35.76/100
• National rank: #4846
• State rank: #120 of 324 in MO

Livability — Dexter

• Score: 67/100
• State rank: #221
• US rank: #10879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter, MO
• Population (ZIP): 13,319

Population outlook (Stoddard County) Hauer SSP2

• Today (2025): 29,096 people
• By 2030: 28,478 · -2.1%
• By 2040: 27,073 · -7.0%
• By 2050: 25,512 · -12.3%
• By 2075: 21,740 · -25.3%
• By 2100: 17,841 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Serbian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stoddard

• 2024 margin: Solid R (+73.9) · D 12.8% · R 86.7%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.8pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.0 2016: R+69.3 2012: R+49.3 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.94%
• Current HPI: 145.4225
• 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

3 events — show timeline

• 2026-04-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-03 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $456 · +20.7% YoY. Source: county tax records.