310 N Davis St · Miller, MO 65707

$79,900

2 bd · 1.0 ba · 728 sqft · Other public records · 14 Days on market

Built 1945 5,227 sqft 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great starter Home. Nice quiet community of Miller this home is placed on a perfect little corner lot Built in 1945. With solid floors, basement as a storm shelter and appliances included. Well worth the money act fast because this home will not last.

Key facts

• Storm shelter
• Appliances included
• Corner lot

Tags

• CORNER LOT
• STORM SHELTER
• APPLIANCES INCLUDED

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: No financial or investor-specific information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached or detached 2-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Propane available
• Home design: Single-family residence; One-level home
• Construction: No construction material or year built provided
• Exterior features: Public-maintained city street frontage; Lot dimensions approximately 54 x 100 (0.12 acre)

Interior

• Kitchen: No appliance details provided
• Bedrooms: Bedrooms located on main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Floor furnace; Wall cooling unit(s)
• Interior features: Full, unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $80k).

Location & tenants

• Location reads 62/100 on livability (#405 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Miller R-II (rural): math 25% / reading 33% proficiency, ranked #276 of 324 in MO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Miller High (math 12% / reading 32%, grade F, #462 of 521 statewide, top 90%, 288 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $79,900

Questions for the listing agent

1. Built in 1945 — 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 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.1

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,198
• Equity at exit: $11,913

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $11,836
• Equity at exit: $6,908

Cash invested: $22,372 (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 65707

• Home prices YoY: -10.8%
• Active inventory: 12
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $169

Break-even live

Break-even rent $605

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $215	-5% $192	+0% $169	+5% $147	+10% $124
Rent	-10% $105	-5% $137	+0% $169	+5% $202	+10% $234
Rate	-1.0pp $210	-0.5pp $190	base $169	+0.5pp $149	+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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $79,900 Active 14 DOM
2. 2026-06-17
   days on market $79,900 Active 13 DOM
3. 2026-06-16
   days on market $79,900 Active 12 DOM
4. 2026-06-15
   days on market $79,900 Active 11 DOM
5. 2026-06-14
   days on market $79,900 Active 9 DOM
6. 2026-06-10
   days on market $79,900 Active 6 DOM
7. 2026-06-09
   days on market $79,900 Active 5 DOM
8. 2026-06-08
   days on market $79,900 Active 4 DOM
9. 2026-06-07
   remarks 251-char remark
10. 2026-06-07
    listed $79,900 Active 3 DOM

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$464/yr (+$39/mo · 149.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,836
• − Mortgage interest: −$4,476
• − Property taxes: −$311
• − Insurance: −$400
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,324
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,851/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: Miller R-II
• NCES district ID: 2921000
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $44,658
• Composite: 24.83/100
• National rank: #7592
• State rank: #276 of 324 in MO

Livability — Miller

• Score: 62/100
• State rank: #405
• US rank: #17217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miller, MO
• Population (ZIP): 2,263

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Native American 2%
• Common ancestry: Italian 3% Iranian 2% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -20.50%
• Current HPI: 169.814
• 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

+33.4% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $79,900 SOMO
• 2026-06-04 Listed $59,900 SOMO
• 2021-08-25 Listed $59,900 SOMO

Property tax history

+2.4%/yr

Latest (2025): $311 · +8.3% YoY. Source: county tax records.