14480 E Spur N · Stockton, MO 65785

$140,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 31 Days on market

Built 1920 0.71 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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

Key facts

• 0.71 acre lot
• Built 1920
• Listed 30 days

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Utilities: Private water source; Septic tank; Propane service
• Home design: Single-family residence; One story; Residential property
• Exterior features: Located on a county road; Approximately 0.71 acre lot; Subdivision: ACREAGE STOCKTON

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $124k (11.4% below list).
• Recommended offer: $124k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Stockton — 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 61/100 on livability (#456 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Stockton R-I (rural): math 45% / reading 50% proficiency, ranked #77 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stockton Elem. (math 57% / reading 57%, grade C+, #159 of 1,115 statewide, top 16%, 359 students, 49% FRL); Stockton Middle (math 40% / reading 47%, grade D, #127 of 391 statewide, top 34%, 277 students, 42% FRL); Stockton High (math 47% / reading 52%, grade D, #124 of 521 statewide, top 28%, 285 students, 39% FRL).
• Market conditions: 106 active listings in the ZIP; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $124,025 (11.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $85,729
• Equity at exit: $126,123

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $244,819
• Equity at exit: $271,989

Cash invested: $39,200 (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 65785

• Home prices YoY: 6.0%
• Active inventory: 106
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $150

Break-even live

Break-even rent $1,051

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $140,000 Active 31 DOM
2. 2026-06-17
   days on market $140,000 Active 30 DOM
3. 2026-06-16
   days on market $140,000 Active 29 DOM
4. 2026-06-15
   days on market $140,000 Active 28 DOM
5. 2026-06-13
   days on market $140,000 Active 26 DOM
6. 2026-06-12
   days on market $140,000 Active 25 DOM
7. 2026-06-09
   days on market $140,000 Active 22 DOM
8. 2026-06-08
   days on market $140,000 Active 21 DOM
9. 2026-06-07
   days on market $140,000 Active 20 DOM
10. 2026-06-07
    days on market $140,000 Active 19 DOM
11. 2026-06-04
    days on market $140,000 Active 16 DOM
12. 2026-06-02
    days on market $140,000 Active 15 DOM
13. 2026-06-01
    days on market $140,000 Active 14 DOM
14. 2026-05-31
    days on market $140,000 Active 13 DOM
15. 2026-05-18
    listed $140,000 Active
16. 2026-04-26
    price $160,000
17. 2026-02-16
    price $170,000
18. 2025-09-30
    price $190,000
19. 2025-09-02
    listed $200,000 Active
20. 2024-01-18
    soldstatus
21. 2024-01-09
    soldstatus Closed 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

22. 2024-01-09
    soldstatus

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

23. 2023-11-30
    status Pending 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

24. 2023-08-29
    status Active 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

25. 2023-08-29
    price $180,000 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

26. 2023-08-08
    historical 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

27. 2023-07-07
    listed $210,000 Active 1325-char remark

    Show marketing remark (1325 chars)

    What an amazing opportunity this property has to offer. A residential home on an over sized lot, a commercial building and just steps away from Sac River. This unique home built in 1920 has 1 bedroom, 2 non-conforming bedrooms, a full bath with cast iron tub, large kitchen & dining area and a mud room. The sellers have done some amazing things to this home including; metal roof, fresh paint, adding a driveway with a spot to park a trailer, and built a chicken coop in the back part of the metal building outside that includes a run. Along with all the fruit bushes and trees they have planted and grown. Next door you will find the 2,800 sqft M/L commercial building that until recently was being used as a Law Office. Also built in 1920 with 1 bathroom and has updated HVAC, this building is ready for its next owner. Within just walking distance to the Historic Caplinger Mills Dam and Steel Span Bridge that over looks the breathtaking Sac River this is a one in a million property with so much potential. This area has experienced a lot of growth in the recent years, from camping and fishing to floating the river. You would be purchasing your own river oasis and the option to have your own storefront for your business as well. Being only 10 minuets from Stockton, the options with this property are endless.

28. 2023-03-16
    status Active
29. 2023-03-09
    status Pending
30. 2023-01-18
    price $145,000
31. 2023-01-02
    status Active
32. 2023-01-01
    historical
33. 2022-10-19
    price $144,500
34. 2022-08-20
    listed $149,500 Active
35. 2022-08-17
    listed $149,500 Active
36. 2021-11-29
    soldstatus
37. 2021-11-29
    soldstatus
38. 2021-01-14
    listed $119,900
39. 2017-05-19
    soldstatus

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$909/yr (+$76/mo · 202.7%)

ⓘ 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 ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,883
• − Mortgage interest: −$7,842
• − Property taxes: −$449
• − Insurance: −$700
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$4,073
• Taxable loss: −$562
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,934/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: Stockton R-I
• NCES district ID: 2929520
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $35,609
• Composite: 39.32/100
• National rank: #3989
• State rank: #77 of 324 in MO

Livability — Stockton

• Score: 61/100
• State rank: #456
• US rank: #18379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,538

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.72%
• Current HPI: 293.8984
• 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

+16.8% since first listed

25 events — show timeline

• 2026-05-18 Listed $140,000 SOMO
• 2026-04-26 Price Changed $160,000 SOMO
• 2026-02-16 Price Changed $170,000 SOMO
• 2025-09-30 Price Changed $190,000 SOMO
• 2025-09-02 Listed $200,000 SOMO
• 2024-01-18 Sold (Public Records) — Public Records
• 2024-01-09 Sold (Public Records) — Public Records
• 2024-01-09 Sold (MLS) — SOMO
• 2023-11-30 Pending — SOMO
• 2023-08-29 Relisted — SOMO
• 2023-08-29 Price Changed $180,000 SOMO
• 2023-08-08 Delisted — SOMO
• 2023-07-07 Listed $210,000 SOMO
• 2023-03-16 Relisted — SOMO
• 2023-03-09 Pending — SOMO
• 2023-01-18 Price Changed $145,000 SOMO
• 2023-01-02 Relisted — SOMO
• 2023-01-01 Delisted — SOMO
• 2022-10-19 Price Changed $144,500 WCAR
• 2022-08-20 Listed $149,500 SOMO
• 2022-08-17 Listed $149,500 WCAR
• 2021-11-29 Sold (Public Records) — Public Records
• 2021-11-29 Sold (MLS) — SOMO
• 2021-01-14 Listed $119,900 SOMO
• 2017-05-19 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $449 · +0.1% YoY. Source: county tax records.