321 W 1st St · Green City, MO 63545

$35,000

1 bd · 1.0 ba · 648 sqft · SingleFamily · 56 Days on market

Built 1940 5,663 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and move-in ready, this updated 1-bedroom, 1-bath home is a great opportunity for an individual or investors. Offering 648 sq. ft. of comfortable living space, this home features low-maintenance vinyl siding, vinyl windows, and recent updates throughout. Situated on a 43' x 131' lot, you'll enjoy a manageable yard with room to relax or garden. Conveniently located near the Green City Park, this property offers easy access to outdoor recreation and town amenities. Don't miss your chance to own this affordable, ready-to-go home! Call Kelli Jacobs today 660.342.6490 for your personal showing.

Key facts

• Vinyl windows
• Recent updates
• Manageable yard

Tags

• LOW-MAINTENANCE VINYL SIDING
• VINYL WINDOWS
• RECENT UPDATES
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#623 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Green City R-I (rural): math 50% / reading 45% proficiency, ranked #174 of 535 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (5.6% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
5. 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?
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: 2.22% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.17%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.6%
• Equity multiple: 4.56×
• Total profit: $34,935
• Equity at exit: $21,217

10-year hold

• IRR: 54.8%
• Equity multiple: 9.46×
• Total profit: $82,934
• Equity at exit: $37,816

Cash invested: $9,800 (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 63545

• Home prices YoY: 5.5%
• Active inventory: 15
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $402

Break-even live

Break-even rent $269

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $35,000 Pending 56 DOM
2. 2026-06-08
   days on market $35,000 Active 55 DOM
3. 2026-06-07
   days on market $35,000 Active 54 DOM
4. 2026-06-05
   days on market $35,000 Active 52 DOM
5. 2026-06-04
   days on market $35,000 Active 50 DOM
6. 2026-06-02
   days on market $35,000 Active 49 DOM
7. 2026-06-01
   days on market $35,000 Active 48 DOM
8. 2026-05-31
   days on market $35,000 Active 47 DOM
9. 2026-04-14
   listed $35,000 Active 605-char remark

   Show marketing remark (605 chars)

   Charming and move-in ready, this updated 1-bedroom, 1-bath home is a great opportunity for an individual or investors. Offering 648 sq. ft. of comfortable living space, this home features low-maintenance vinyl siding, vinyl windows, and recent updates throughout. Situated on a 43' x 131' lot, you'll enjoy a manageable yard with room to relax or garden. Conveniently located near the Green City Park, this property offers easy access to outdoor recreation and town amenities. Don't miss your chance to own this affordable, ready-to-go home! Call Kelli Jacobs today 660.342.6490 for your personal showing.

ⓘ 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: $175 · $15/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$164/yr (+$14/mo · 93.7%)

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

Taxation est. · year 1

• Rental income: $9,331
• − Mortgage interest: −$1,961
• − Property taxes: −$175
• − Insurance: −$175
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$1,018
• Taxable income: $4,509
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,736/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: Green City R-I
• NCES district ID: 2913230
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $34,806
• Composite: 41.4/100
• National rank: #7316
• State rank: #174 of 535 in MO

Livability — Green City

• Score: 58/100
• State rank: #623
• US rank: #21469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green City, MO
• Population (ZIP): 882

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,360 · -5.6%
• By 2040: 4,773 · -16.0%
• By 2050: 4,303 · -24.2%
• By 2075: 3,645 · -35.8%
• By 2100: 3,225 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Hispanic 3% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -50.9pp toward R · 2008: -15.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+60.5 2016: R+54.7 2012: R+27.1 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.64%
• Current HPI: 108.0192
• 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

1 event — show timeline

• 2026-04-14 Listed $35,000 NECAR

Property tax history

+0.7%/yr

Latest (2025): $175 · -0.6% YoY. Source: county tax records.