100 S Oak St · South Greenfield, MO 65752

$40,000

3 bd · 1.0 ba · 1,292 sqft · Other public records · 44 Days on market

Built 1900 0.35 ac lot ↓ 47% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

Key facts

• 0.35 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Attached 1-car garage; No additional parking listed
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Aluminum siding; Block foundation; Composition roof; Built area above grade: 1,292
• Exterior features: Patio; Porch; Landscaped lot

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Carpet and vinyl flooring; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#865 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Greenfield R-IV (rural): math 40% / reading 45% proficiency, ranked #283 of 535 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenfield Elem. (math 42% / reading 37%, grade F, #537 of 1,115 statewide, top 53%, 206 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1900 — 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 F-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: 2.87% ✓
• Cap rate: 25.44%
• Cash-on-cash: 68.40%
• DSCR: 4.04
• GRM: 2.9

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: 73.1%
• Equity multiple: 5.06×
• Total profit: $45,491
• Equity at exit: $17,986

10-year hold

• IRR: 72.6%
• Equity multiple: 10.37×
• Total profit: $104,983
• Equity at exit: $27,718

Cash invested: $11,200 (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 65752

• Active inventory: 4
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $638

Break-even live

Break-even rent $340

Max offer price $40,000

Occupancy floor 39%

Sensitivity live

Price	-10% $661	-5% $650	+0% $638	+5% $627	+10% $616
Rent	-10% $548	-5% $593	+0% $638	+5% $684	+10% $729
Rate	-1.0pp $659	-0.5pp $649	base $638	+0.5pp $628	+1.0pp $617

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $40,000 Active 44 DOM
2. 2026-06-18
   days on market $40,000 Active 42 DOM
3. 2026-06-17
   days on market $40,000 Active 41 DOM
4. 2026-06-16
   days on market $40,000 Active 40 DOM
5. 2026-06-15
   days on market $40,000 Active 39 DOM
6. 2026-06-13
   days on market $40,000 Active 37 DOM
7. 2026-06-12
   days on market $40,000 Active 36 DOM
8. 2026-06-09
   pricedays on market $40,000 Active 33 DOM
9. 2026-06-08
   days on market $44,900 Active 32 DOM
10. 2026-06-07
    days on market $44,900 Active 31 DOM
11. 2026-06-07
    days on market $44,900 Active 30 DOM
12. 2026-06-04
    days on market $44,900 Active 27 DOM
13. 2026-06-02
    days on market $44,900 Active 26 DOM
14. 2026-06-01
    days on market $44,900 Active 25 DOM
15. 2026-05-31
    days on market $44,900 Active 24 DOM
16. 2026-05-06
    listed $44,900 Active 238-char remark
17. 2024-09-06
    soldstatus Closed 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

18. 2024-07-23
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

19. 2024-05-31
    status Active 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

20. 2024-05-16
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

21. 2024-05-09
    price $71,000 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

22. 2024-04-04
    listed $75,000 Active 475-char remark

    Show marketing remark (475 chars)

    Look at this 3-bedroom , 1 Bath home in South Greenfield. Population 123-+. This house needs some TLC and would make a great place to call HOME. South Greenfield is located within 15 minutes of Stockton Lake. (Give or take depending where you are going on the lake. ) It has some original wood flooring and the original trim around windows. Absolutely Gorgeous!! It is a must see! Also Sets on Corner Lot with fenced back yard. Seller Selling AS IS welcome home inspection. .

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,774
• − Mortgage interest: −$2,241
• − Property taxes: −$504
• − Insurance: −$200
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,164
• Taxable income: $7,462
• Est. tax owed @ 24.0%: −$1,791
• After-tax cash flow: $5,870/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: Greenfield R-IV
• NCES district ID: 2913320
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $31,532
• Composite: 37.12/100
• National rank: #9032
• State rank: #283 of 535 in MO

Livability — South Greenfield

• Score: 52/100
• State rank: #865
• US rank: #25026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Greenfield, MO
• Population (ZIP): 339

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Serbian 8% Slovak 5% Italian 4%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-46.7% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $40,000 OGAR
• 2026-05-06 Listed $44,900 OGAR
• 2024-09-06 Sold (MLS) — SOMO
• 2024-07-23 Pending — SOMO
• 2024-05-31 Relisted — SOMO
• 2024-05-16 Pending — SOMO
• 2024-05-09 Price Changed $71,000 SOMO
• 2024-04-04 Listed $75,000 SOMO

Property tax history

+3.0%/yr

Latest (2025): $504 · +13.0% YoY. Source: county tax records.