307 Benson · Fredericktown, MO 63645

$49,500

2 bd · 1.0 ba · 840 sqft · Other public records · 19 Days on market

Built 1965 0.45 ac lot ↓ 28% 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
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

Key facts

• 0.45 acre lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Lot approximately 0.45 acre (100 x 200)
• Financial info: Lease not considered; No second mortgage on record

Exterior

• Parking: Attached garage (1-car); Asphalt driveway
• Utilities: Public water; Public sewer; 220 volt electric; Cable available
• Home design: Residential mobile home; Attached property; One level
• Construction: Vinyl siding; Basement; Year built: per assessor
• Exterior features: Back yard

Interior

• Kitchen: Microwave; Free-Standing Gas Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Microwave; Free-Standing Gas Range; Refrigerator; Basement with 8 ft+ poured floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 5.0% in Fredericktown — 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 60/100 on livability (#493 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment D-.
• Fredericktown R-I (town): math 35% / reading 45% proficiency, ranked #164 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fredericktown Elem. (411 students, 60% FRL); Fredericktown High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 588 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 192 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 2.25% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.52%
• DSCR: 3.11
• GRM: 3.7

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: 44.9%
• Equity multiple: 2.94×
• Total profit: $26,947
• Equity at exit: $7,381

10-year hold

• IRR: 50.8%
• Equity multiple: 5.94×
• Total profit: $68,518
• Equity at exit: $4,280

Cash invested: $13,860 (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 63645

• Home prices YoY: -8.1%
• Active inventory: 192
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $549

Break-even live

Break-even rent $418

Max offer price $49,500

Occupancy floor 46%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   status $49,500 Pending 19 DOM
2. 2026-06-17
   days on market $49,500 Active Under Contract 19 DOM
3. 2026-06-16
   days on market $49,500 Active Under Contract 18 DOM
4. 2026-06-15
   days on market $49,500 Active Under Contract 17 DOM
5. 2026-06-13
   days on market $49,500 Active Under Contract 15 DOM
6. 2026-06-12
   days on market $49,500 Active Under Contract 14 DOM
7. 2026-06-09
   days on market $49,500 Active Under Contract 11 DOM
8. 2026-06-08
   days on market $49,500 Active Under Contract 10 DOM
9. 2026-06-07
   days on market $49,500 Active Under Contract 9 DOM
10. 2026-06-07
    days on market $49,500 Active Under Contract 8 DOM
11. 2026-06-04
    days on market $49,500 Active Under Contract 5 DOM
12. 2026-06-03
    status $49,500 Active Under Contract 4 DOM
13. 2026-06-02
    days on market $49,500 Active 4 DOM
14. 2026-06-01
    days on market $49,500 Active 3 DOM
15. 2026-05-31
    days on market $49,500 Active 2 DOM
16. 2026-05-30
    listed $49,500 Active
17. 2026-05-28
    historical $49,500
18. 2026-04-23
    soldstatus
19. 2026-04-17
    soldstatus Closed 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

20. 2026-03-24
    historical Active Under Contract 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

21. 2026-03-22
    status Active 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

22. 2026-03-22
    price $46,000 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

23. 2026-03-18
    historical Active Under Contract 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

24. 2026-02-23
    price $49,000 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

25. 2026-01-06
    price $53,000 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

26. 2025-12-09
    price $55,000 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

27. 2025-11-10
    listed $59,900 Active 610-char remark

    Show marketing remark (610 chars)

    Looking to buy your next home or buy an investment property? Situated on a level lot with just under half an acre of land, this 2-bedroom, 1-bath home offers 1,112 sq ft of living space with an attached garage and partial walk-up basement. This property also offers an additional shop building with potential for living space inside, and a spacious backyard. This versatile property has endless possibilities whether you are an investor or just looking to buy your next home. Currently being used as a rental property, this could be a great opportunity for investors looking to expand their rental portfolio.

28. 2023-12-07
    soldstatus
29. 2023-12-06
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Nestled on just under half an acre, this beautiful two-bedroom, one bath, big level lot property is located just outside of town just a short drive from memorial park, the local Walmart, and Main St where you will find shops, restaurants, and much more. This well-kept property also includes an extra shop building with additional living space inside, a garage attached to the home, a partial basement, and much more. Looking to live close to town in a desirable area, this could be the perfect home for you!

30. 2023-12-06
    soldstatus Closed 508-char remark

    Show marketing remark (508 chars)

    Nestled on just under half an acre, this beautiful two-bedroom, one bath, big level lot property is located just outside of town just a short drive from memorial park, the local Walmart, and Main St where you will find shops, restaurants, and much more. This well-kept property also includes an extra shop building with additional living space inside, a garage attached to the home, a partial basement, and much more. Looking to live close to town in a desirable area, this could be the perfect home for you!

31. 2023-11-07
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Nestled on just under half an acre, this beautiful two-bedroom, one bath, big level lot property is located just outside of town just a short drive from memorial park, the local Walmart, and Main St where you will find shops, restaurants, and much more. This well-kept property also includes an extra shop building with additional living space inside, a garage attached to the home, a partial basement, and much more. Looking to live close to town in a desirable area, this could be the perfect home for you!

32. 2023-11-03
    price $62,500 508-char remark

    Show marketing remark (508 chars)

    Nestled on just under half an acre, this beautiful two-bedroom, one bath, big level lot property is located just outside of town just a short drive from memorial park, the local Walmart, and Main St where you will find shops, restaurants, and much more. This well-kept property also includes an extra shop building with additional living space inside, a garage attached to the home, a partial basement, and much more. Looking to live close to town in a desirable area, this could be the perfect home for you!

33. 2023-10-25
    listed $68,500 Active 508-char remark

    Show marketing remark (508 chars)

    Nestled on just under half an acre, this beautiful two-bedroom, one bath, big level lot property is located just outside of town just a short drive from memorial park, the local Walmart, and Main St where you will find shops, restaurants, and much more. This well-kept property also includes an extra shop building with additional living space inside, a garage attached to the home, a partial basement, and much more. Looking to live close to town in a desirable area, this could be the perfect home for you!

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $598 · $50/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 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: $13,351
• − Mortgage interest: −$2,773
• − Property taxes: −$598
• − Insurance: −$248
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,440
• Taxable income: $6,156
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,109/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: Fredericktown R-I
• NCES district ID: 2912540
• Math proficiency: 35% ▲ 2.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $36,484
• Composite: 33.16/100
• National rank: #5550
• State rank: #164 of 324 in MO

Livability — Fredericktown

• Score: 60/100
• State rank: #493
• US rank: #19165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericktown, MO
• Population (ZIP): 11,514

Population outlook (Madison County) Hauer SSP2

• Today (2025): 12,728 people
• By 2030: 12,838 · +0.9%
• By 2040: 12,913 · +1.5%
• By 2050: 12,744 · +0.1%
• By 2075: 12,073 · -5.1%
• By 2100: 10,940 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+64.9) · D 17.1% · R 82.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -17.0pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+62.8 2016: R+58.2 2012: R+33.2 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.52%
• Current HPI: 188.2207
• 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

-27.7% since first listed

18 events — show timeline

• 2026-05-30 Listed $49,500 MARIS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $49,500 MARIS as Distributed by MLS Grid
• 2026-04-23 Sold (Public Records) — Public Records
• 2026-04-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-03-24 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-22 Price Changed $46,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-23 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2026-01-06 Price Changed $53,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-11-10 Listed $59,900 MARIS as Distributed by MLS Grid
• 2023-12-07 Sold (Public Records) — Public Records
• 2023-12-06 Pending — MARIS as Distributed by MLS Grid
• 2023-12-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-07 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-03 Price Changed $62,500 MARIS as Distributed by MLS Grid
• 2023-10-25 Listed $68,500 MARIS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $598 · -0.7% YoY. Source: county tax records.