506 7th St · Fisk, MO 63940

$119,900

3 bd · 1.0 ba · 1,352 sqft · Other public records · 41 Days on market

Built 1975 9,583 sqft lot $89/sqft · 21% above area Est $100k · 21% over

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Why this score? — see what drove the D+ 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 +22.2/30.0
• DSCR +7.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice 3 bed, 1 bath with large living room, nice kitchen and nicely sized bedrooms. Home offers a large city lot, close to school and main highway. Call today for your showing.

Key facts

• 9,583 sq ft lot
• Built 1975
• Listed 40 days

Property features AI

Finance

• Other: Living area reported as 1,352 (source: appraiser/assessor)
• Financial info: Lease not considered; No home warranty

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity connected; Natural gas connected; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Private ownership; Updated/remodeled condition; Facing information not provided
• Construction: Vinyl siding; Metal roof
• Exterior features: Back yard; City lot; Level lot; Deck; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: Three bedrooms on the main level (approx. 12x11; 12x10; 12x9)
• Bathrooms: One full bathroom on the main level (approx. 8x6)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Kitchen and dining room combined; Special millwork; Insulated windows
• Laundry & utility: Main-level laundry; Utility room (approx. 11x7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $71 ($849/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 $116k (3.5% below list).
• Recommended offer: $116k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#380 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Twin Rivers R-X (rural): math 27% / reading 39% proficiency, ranked #250 of 324 in MO (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fisk Elementary (math 23% / reading 35%, grade F, #842 of 1,115 statewide, top 76%, 345 students, 89% FRL); Qulin Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 120 students, 82% FRL); Twin Rivers High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 249 students, 90% FRL) — zoned schools average 87% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,724 (3.5% below list)

Questions for the listing agent

1. It's been on market 41 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 8.25%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $99,500
• List price: $119,900
• Delta: 20.50%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.57×
• Total profit: $18,978
• Equity at exit: $53,912

10-year hold

• IRR: 12.2%
• Equity multiple: 2.83×
• Total profit: $61,299
• Equity at exit: $83,085

Cash invested: $33,572 (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 63940

• Active inventory: 6
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $71

Break-even live

Break-even rent $1,068

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $139	-5% $105	+0% $71	+5% $37	+10% $3
Rent	-10% $-21	-5% $25	+0% $71	+5% $116	+10% $162
Rate	-1.0pp $131	-0.5pp $101	base $71	+0.5pp $40	+1.0pp $8

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $119,900 Active 41 DOM
2. 2026-06-21
   days on market $119,900 Active 40 DOM
3. 2026-06-21
   days on market $119,900 Active 39 DOM
4. 2026-06-18
   days on market $119,900 Active 37 DOM
5. 2026-06-17
   days on market $119,900 Active 36 DOM
6. 2026-06-16
   days on market $119,900 Active 35 DOM
7. 2026-06-15
   days on market $119,900 Active 34 DOM
8. 2026-06-13
   days on market $119,900 Active 32 DOM
9. 2026-06-12
   days on market $119,900 Active 31 DOM
10. 2026-06-09
    days on market $119,900 Active 28 DOM
11. 2026-06-08
    days on market $119,900 Active 27 DOM
12. 2026-06-07
    days on market $119,900 Active 26 DOM
13. 2026-06-07
    days on market $119,900 Active 25 DOM
14. 2026-06-04
    days on market $119,900 Active 22 DOM
15. 2026-06-02
    days on market $119,900 Active 21 DOM
16. 2026-06-01
    days on market $119,900 Active 20 DOM
17. 2026-05-31
    days on market $119,900 Active 19 DOM
18. 2026-05-12
    price $125,900 561-char remark
19. 2026-05-12
    listed $123,900 Active 561-char remark
20. 2021-04-28
    soldstatus Closed 175-char remark

    Show marketing remark (175 chars)

    Nice 3 bed, 1 bath with large living room, nice kitchen and nicely sized bedrooms. Home offers a large city lot, close to school and main highway. Call today for your showing.

21. 2021-04-28
    soldstatus

    Show marketing remark (175 chars)

    Nice 3 bed, 1 bath with large living room, nice kitchen and nicely sized bedrooms. Home offers a large city lot, close to school and main highway. Call today for your showing.

22. 2021-03-09
    historical Active Under Contract 175-char remark

    Show marketing remark (175 chars)

    Nice 3 bed, 1 bath with large living room, nice kitchen and nicely sized bedrooms. Home offers a large city lot, close to school and main highway. Call today for your showing.

23. 2021-03-04
    listed $69,900 Active 175-char remark

    Show marketing remark (175 chars)

    Nice 3 bed, 1 bath with large living room, nice kitchen and nicely sized bedrooms. Home offers a large city lot, close to school and main highway. Call today for your showing.

24. 2006-07-12
    soldstatus
25. 2003-07-01
    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: $474 · $40/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$689/yr (+$57/mo · 145.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,887
• − Mortgage interest: −$6,716
• − Property taxes: −$474
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,488
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,117/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: Twin Rivers R-X
• NCES district ID: 2930520
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $34,037
• Composite: 27.12/100
• National rank: #7037
• State rank: #250 of 324 in MO

Livability — Fisk

• Score: 62/100
• State rank: #380
• US rank: #16726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fisk, MO
• Population (ZIP): 1,501

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 3% Lithuanian 2% Scotch-Irish 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

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

+71.5% since first listed

9 events — show timeline

• 2026-05-29 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Price Changed $125,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $123,900 MARIS as Distributed by MLS Grid
• 2021-04-28 Sold (Public Records) — Public Records
• 2021-04-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-09 Contingent — MARIS as Distributed by MLS Grid
• 2021-03-04 Listed $69,900 MARIS as Distributed by MLS Grid
• 2006-07-12 Sold (Public Records) — Public Records
• 2003-07-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $474 · +7.6% YoY. Source: county tax records.