103 N Roney St · Carl Junction, MO 64834

$110,000

3 bd · 1.0 ba · 982 sqft · Other public records · 1 Days on market

Built 1975 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home, clean and tidy, conveniently located in Carl Junction, near Main St. businesses and adjacent to schools. 2 Bed 1 Bath. Refrigerator, electric stove, washer and dryer included. 1 Car attached garage with a carport, plus extra parking area. New roof July 2025. Large fenced yard. In-ground Storm Shelter.

Key facts

• Adjacent to schools
• Large fenced yard
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• ADJACENT TO SCHOOLS
• LARGE FENCED YARD
• IN-GROUND STORM SHELTER

Property features AI

Exterior

• Parking: Attached 1-car garage; Attached 1-car carport
• Utilities: Public sewer
• Home design: Single-family residence, freestanding; Residential property
• Construction: Vinyl siding; Block foundation; Built with shingle roof
• Exterior features: Covered porch; Privacy wood fencing; Shingle roof; Level topography

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 5 rooms (includes living/bedroom spaces)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating; Cooling present
• Interior features: Electric range, refrigerator, washer, dryer; Vinyl flooring; No fireplace; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.5% vs local median 3.2% in Carl Junction — 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 68/100 on livability (#169 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety D-.
• Carl Junction R-I (suburban): math 42% / reading 53% proficiency, ranked #57 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carl Junction Primary K-1 (670 students, 37% FRL); Carl Junction Jr. High (math 43% / reading 50%, grade D+, #99 of 391 statewide, top 26%, 501 students, 42% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $110,000

Questions for the listing agent

1. Built in 1975 — 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. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.8

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $6,744
• Equity at exit: $16,401

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $37,430
• Equity at exit: $9,511

Cash invested: $30,800 (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 64834

• Home prices YoY: -13.2%
• Active inventory: 129
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $386

Break-even live

Break-even rent $861

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Valley View St Carl Junction, MO	3.0	2.0	1008	$1,350	$1.34	21d	1	0.66mi

Listing history 3 events

1. 2026-06-07
   status $110,000 Pending 1 DOM
2. 2026-06-03
   remarks 322-char remark
3. 2026-06-03
   listed $110,000 Active 1 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: $691 · $58/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$376/yr (+$31/mo · 54.4%)

ⓘ 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: $16,200
• − Mortgage interest: −$6,162
• − Property taxes: −$691
• − Insurance: −$550
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,200
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,913/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: Carl Junction R-I
• NCES district ID: 2907350
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $53,866
• Composite: 41.04/100
• National rank: #3580
• State rank: #57 of 324 in MO

Livability — Carl Junction

• Score: 68/100
• State rank: #169
• US rank: #9146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carl Junction, MO
• City population: 10,476
• Population (ZIP): 10,476

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.68%
• Current HPI: 255.1864
• 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

3 events — show timeline

• 2026-06-03 Listed $110,000 OGAR
• 2007-12-03 Sold (Public Records) — Public Records
• 2002-02-15 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $691 · +12.1% YoY. Source: county tax records.