630 E Center St · Mount Vernon, MO 65712

$169,900

3 bd · 1.0 ba · 1,440 sqft · Other public records · 100 Days on market

Built 1945 0.30 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The affordable home in Mt. Vernon you have been looking for! This home sits on a beautiful street in a nice area and has tons of charm. Sit on the covered front porch and watch the leaves fall or have friends/family over on the back deck for brunch. As you walk in, you instantly feel cozy by the warm living room hues. The spilt bedroom plan gives every room a little extra privacy. The basement provides ample storage space and a place to go during storms. The laundry room is on the main level so you don't have to haul clothes up and down stairs. Home has a detached garage with a long paved driveway so you don't need to park on the street. Nice sized backyard for kids and pets. School bus does have a route going down this street to make getting kids to school easier.

Key facts

• Spacious yard
• Local schools
• Outdoor oasis

Tags

• SMALL-TOWN LIVING
• LOCAL SHOPS
• LOCAL SCHOOLS
• LOCAL PARKS
• SPACIOUS YARD
• OUTDOOR OASIS

Property features AI

Exterior

• Parking: Attached or detached garage with 1 garage space
• Utilities: Public water service; Public sewer service
• Home design: Single family residence; One level
• Exterior features: 0.3 acre lot; Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; Central air conditioning
• Interior features: Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $163k (4.3% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Mount Vernon — 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 72/100 on livability (#98 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon Elem. (308 students, 53% FRL); Mt. Vernon Middle (math 36% / reading 43%, grade F, #189 of 391 statewide, top 51%, 361 students, 48% FRL); Mt. Vernon High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 458 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 67 units permitted in Lawrence County in 2024 (35 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.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.7

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,573
• Equity at exit: $25,333

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $12,430
• Equity at exit: $14,690

Cash invested: $47,572 (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 65712

• Home prices YoY: -17.5%
• Active inventory: 87
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $267

Break-even live

Break-even rent $1,287

Max offer price $169,900

Occupancy floor 79%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 W Blaze Rd Mount Vernon, MO	3.0	2.0	1600	$1,650	$1.03	13d	1	0.77mi
1706 S Hazel St Mt Vernon, MO	3.0	2.0	1419	$1,595	$1.12	13d	1	1.07mi

Listing history 23 events

1. 2026-06-18
   days on market $169,900 Active 100 DOM
2. 2026-06-17
   days on market $169,900 Active 99 DOM
3. 2026-06-16
   days on market $169,900 Active 98 DOM
4. 2026-06-15
   days on market $169,900 Active 97 DOM
5. 2026-06-14
   days on market $169,900 Active 95 DOM
6. 2026-06-13
   days on market $169,900 Active 94 DOM
7. 2026-06-10
   days on market $169,900 Active 92 DOM
8. 2026-06-09
   days on market $169,900 Active 91 DOM
9. 2026-06-08
   days on market $169,900 Active 90 DOM
10. 2026-06-07
    days on market $169,900 Active 89 DOM
11. 2026-06-03
    days on market $169,900 Active 85 DOM
12. 2026-06-02
    days on market $169,900 Active 84 DOM
13. 2026-06-01
    days on market $169,900 Active 83 DOM
14. 2026-05-31
    days on market $169,900 Active 82 DOM
15. 2026-05-30
    days on market $169,900 Active 81 DOM
16. 2026-05-01
    price $179,900
17. 2026-03-25
    price $189,900
18. 2026-03-10
    listed $199,900 Active
19. 2021-02-11
    soldstatus
20. 2020-12-29
    soldstatus 775-char remark

    Show marketing remark (959 chars)

    The affordable home in Mt. Vernon you have been looking for! This home sits on a beautiful street in a nice area and has tons of charm. Sit on the covered front porch and watch the leaves fall or have friends/family over on the back deck for brunch. As you walk in, you instantly feel cozy by the warm living room hues. The spilt bedroom plan gives every room a little extra privacy. The basement provides ample storage space and a place to go during storms. The laundry room is on the main level so you don't have to haul clothes up and down stairs. Home has a detached garage with a long paved driveway so you don't need to park on the street. Nice sized backyard for kids and pets. School bus does have a route going down this street to make getting kids to school easier. This home has so much to offer at such a reasonable price! Don't miss out! Just a short 30 min from Springfield or Joplin and 45 to Table Rock or Stockton Lake and 1 Hour to Branson.

21. 2020-12-29
    soldstatus 959-char remark

    Show marketing remark (959 chars)

    The affordable home in Mt. Vernon you have been looking for! This home sits on a beautiful street in a nice area and has tons of charm. Sit on the covered front porch and watch the leaves fall or have friends/family over on the back deck for brunch. As you walk in, you instantly feel cozy by the warm living room hues. The spilt bedroom plan gives every room a little extra privacy. The basement provides ample storage space and a place to go during storms. The laundry room is on the main level so you don't have to haul clothes up and down stairs. Home has a detached garage with a long paved driveway so you don't need to park on the street. Nice sized backyard for kids and pets. School bus does have a route going down this street to make getting kids to school easier. This home has so much to offer at such a reasonable price! Don't miss out! Just a short 30 min from Springfield or Joplin and 45 to Table Rock or Stockton Lake and 1 Hour to Branson.

22. 2020-10-20
    listed $98,000 959-char remark

    Show marketing remark (775 chars)

    The affordable home in Mt. Vernon you have been looking for! This home sits on a beautiful street in a nice area and has tons of charm. Sit on the covered front porch and watch the leaves fall or have friends/family over on the back deck for brunch. As you walk in, you instantly feel cozy by the warm living room hues. The spilt bedroom plan gives every room a little extra privacy. The basement provides ample storage space and a place to go during storms. The laundry room is on the main level so you don't have to haul clothes up and down stairs. Home has a detached garage with a long paved driveway so you don't need to park on the street. Nice sized backyard for kids and pets. School bus does have a route going down this street to make getting kids to school easier.

23. 2020-10-20
    listed $98,000 775-char remark

    Show marketing remark (775 chars)

    The affordable home in Mt. Vernon you have been looking for! This home sits on a beautiful street in a nice area and has tons of charm. Sit on the covered front porch and watch the leaves fall or have friends/family over on the back deck for brunch. As you walk in, you instantly feel cozy by the warm living room hues. The spilt bedroom plan gives every room a little extra privacy. The basement provides ample storage space and a place to go during storms. The laundry room is on the main level so you don't have to haul clothes up and down stairs. Home has a detached garage with a long paved driveway so you don't need to park on the street. Nice sized backyard for kids and pets. School bus does have a route going down this street to make getting kids to school easier.

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$985/yr (+$82/mo · 148.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,510
• − Mortgage interest: −$9,517
• − Property taxes: −$663
• − Insurance: −$850
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,943
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,109/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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Mount Vernon

• Score: 72/100
• State rank: #98
• US rank: #6475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, MO
• Population (ZIP): 8,910

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.55%
• Current HPI: 243.6185
• 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

+83.6% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $179,900 SOMO
• 2026-03-25 Price Changed $189,900 SOMO
• 2026-03-10 Listed $199,900 SOMO
• 2021-02-11 Sold (Public Records) — Public Records
• 2020-12-29 Sold (MLS) — SOMO
• 2020-12-29 Sold (MLS) — OGAR
• 2020-10-20 Listed $98,000 SOMO
• 2020-10-20 Listed $98,000 OGAR

Property tax history

+3.7%/yr

Latest (2025): $663 · +8.2% YoY. Source: county tax records.