401 N Madison St · Oregon, MO 64473

$93,900

2 bd · 1.0 ba · 1,271 sqft · Other public records · 3 Days on market

Built 1930 0.34 ac 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 +25.8/30.0
• DSCR +8.6/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Owner says SELL THIS! If you are looking for an open concept 2 bedroom home, look no further! This house has many updates, including the kitchen and bathroom. It is definitely worth your time to look at. 2 single car detached garages sit on the double lot. Yard is nice and flat, for ease in mowing, gardening or entertaining. Appliances are negotiable.

Key facts

• 0.34 acre lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Living area approximately 1,271 (source: RPR); Home age approximately 76–100 years
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage; Alley parking access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Partial fencing; Shed(s); City lot, corner lot

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Living room fireplace; Living and dining area combined (liv/dining combo); 6 total rooms; Unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).

Location & tenants

• Location reads 68/100 on livability (#172 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• South Holt County R-I (rural): math 40% / reading 50% proficiency, ranked #199 of 535 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($649 loan paydown + $6k appreciation (6.5% local appreciation)).
• Holt County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask is 45% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.68×
• Total profit: $44,164
• Equity at exit: $61,715

10-year hold

• IRR: 23.2%
• Equity multiple: 5.48×
• Total profit: $117,865
• Equity at exit: $114,312

Cash invested: $26,292 (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 64473

• Home prices YoY: 5.3%
• Active inventory: 13
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$492
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $228

Break-even live

Break-even rent $741

Max offer price $93,900

Occupancy floor 73%

Sensitivity live

Price	-10% $282	-5% $255	+0% $228	+5% $202	+10% $175
Rent	-10% $147	-5% $188	+0% $228	+5% $269	+10% $310
Rate	-1.0pp $276	-0.5pp $252	base $228	+0.5pp $204	+1.0pp $179

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $93,900 Active 3 DOM
2. 2026-06-18
   statusdays on market $93,900 Active 1 DOM
3. 2026-06-17
   days on market $93,900 Coming Soon 21 DOM
4. 2026-06-17
   remarks 693-char remark
5. 2026-06-17
   pricestatusdays on marketlisting id $93,900 Coming Soon 20 DOM
6. 2026-06-16
   days on market $120,000 Active 35 DOM
7. 2026-06-15
   days on market $120,000 Active 34 DOM
8. 2026-06-13
   days on market $120,000 Active 32 DOM
9. 2026-06-12
   days on market $120,000 Active 31 DOM
10. 2026-06-09
    days on market $120,000 Active 28 DOM
11. 2026-06-08
    days on market $120,000 Active 27 DOM
12. 2026-06-07
    days on market $120,000 Active 26 DOM
13. 2026-06-07
    days on market $120,000 Active 25 DOM
14. 2026-06-04
    days on market $120,000 Active 22 DOM
15. 2026-06-02
    days on market $120,000 Active 21 DOM
16. 2026-06-01
    days on market $120,000 Active 20 DOM
17. 2026-05-31
    days on market $120,000 Active 19 DOM
18. 2026-05-12
    listed $120,000 Active 355-char remark
19. 2018-09-14
    soldstatus
20. 2018-08-06
    listed $64,900
21. 2018-01-12
    soldstatus

    Show marketing remark (355 chars)

    Owner says SELL THIS! If you are looking for an open concept 2 bedroom home, look no further! This house has many updates, including the kitchen and bathroom. It is definitely worth your time to look at. 2 single car detached garages sit on the double lot. Yard is nice and flat, for ease in mowing, gardening or entertaining. Appliances are negotiable.

22. 2017-10-23
    listed $72,500

    Show marketing remark (355 chars)

    Owner says SELL THIS! If you are looking for an open concept 2 bedroom home, look no further! This house has many updates, including the kitchen and bathroom. It is definitely worth your time to look at. 2 single car detached garages sit on the double lot. Yard is nice and flat, for ease in mowing, gardening or entertaining. Appliances are negotiable.

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$263/yr (+$22/mo · 40.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,364
• − Mortgage interest: −$5,260
• − Property taxes: −$648
• − Insurance: −$470
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,732
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,435/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: South Holt County R-I
• NCES district ID: 2923190
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $43,833
• Composite: 40.25/100
• National rank: #7805
• State rank: #199 of 535 in MO

Livability — Oregon

• Score: 68/100
• State rank: #172
• US rank: #9186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oregon, MO
• Population (ZIP): 1,267

Population outlook (Holt County) Hauer SSP2

• Today (2025): 3,689 people
• By 2030: 3,318 · -10.1%
• By 2040: 2,666 · -27.7%
• By 2050: 2,151 · -41.7%
• By 2075: 1,390 · -62.3%
• By 2100: 995 · -73.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Holt

• 2024 margin: Solid R (+69.1) · D 15.2% · R 84.3%
• 2008→2024 swing: -31.4pp toward R · 2008: -37.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+69.9 2016: R+67.3 2012: R+50.8 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.45%
• Current HPI: 128.39
• 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

+29.5% since first listed

5 events — show timeline

• 2026-05-27 Coming Soon $93,900 Heartland MLS as Distributed by MLS Grid
• 2018-09-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-06 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2018-01-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-10-23 Listed $72,500 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $648 · +2.1% YoY. Source: county tax records.