100 N Clayton St · Charleston, MO 63834

$179,000

4 bd · 3.5 ba · 2,431 sqft · Other public records · 8 Days on market

Built 1962 0.33 ac lot $74/sqft · 5% below area Est $209k · 14% under ↓ 10% since listing

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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).

• ARV discount +13.9/15.0
• Appreciation +8.3/10.0
• Cash flow +7.2/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Schools +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks

Very nice home sitting on a corner lot on the far East side of town. This mostly BRICK home has 4 bedrooms, some with cedar lined closets and 3 1/2 bathrooms. The large Den has a Gas Log Fireplace and the office is set up for you, complete with a desk & filing cabinet. The backyard is fenced in and includes a nice wooden deck and storage shed. This is a GREAT opportunity to own a large solid home for under $70 a square foot. This home has been PRE-Inspected so be sure to ask to see the report.

Key facts

• Cedar lined closets
• Gas log fireplace
• Fenced backyard

Tags

• CORNER LOT
• MOSTLY BRICK
• GAS LOG FIREPLACE
• CEDAR LINED CLOSETS
• FENCED BACKYARD
• WOODEN DECK

Property features AI

Finance

• Other: Home warranty not included; Lease not considered

Exterior

• Parking: Carport (2 spaces); Driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected
• Home design: Single-family residence; One and one-half story; Residential property
• Construction: Brick construction; Shingle roof; Utility building on property; Above-grade finished area approximately 2,685
• Exterior features: Deck; Back yard with wood fencing; City lot on a corner

Interior

• Kitchen: Refrigerator; Gas water heater
• Bedrooms: 4 bedrooms total (2 on main level, 2 upper level)
• Bathrooms: 3 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cedar closets; Double vanity; Gas log fireplace in den
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (38.2% below list).
• Recommended offer: $111k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#842 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Charleston R-I (town): math 11% / reading 23% proficiency, ranked #310 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Charleston High (math 15% / reading 37%, grade F, #430 of 521 statewide, top 83%, 331 students, 97% FRL) — zoned schools average 97% FRL vs 78% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.7% local appreciation)).
• Mississippi County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $110,556 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — 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. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 13.5

CMA / ARV

• ARV (median comp): $208,770
• List price: $179,000
• Delta: -13.83%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.85×
• Total profit: $42,799
• Equity at exit: $119,954

10-year hold

• IRR: 12.8%
• Equity multiple: 3.73×
• Total profit: $136,596
• Equity at exit: $224,248

Cash invested: $50,120 (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 63834

• Home prices YoY: 5.3%
• Active inventory: 21
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-248

Break-even live

Break-even rent $1,420

Max offer price $135,150

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-198	+0% $-248	+5% $-299	+10% $-350
Rent	-10% $-336	-5% $-292	+0% $-248	+5% $-205	+10% $-161
Rate	-1.0pp $-158	-0.5pp $-203	base $-248	+0.5pp $-295	+1.0pp $-342

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $179,000 Active 8 DOM
2. 2026-06-18
   days on market $179,000 Active 6 DOM
3. 2026-06-17
   days on market $179,000 Active 5 DOM
4. 2026-06-16
   days on market $179,000 Active 4 DOM
5. 2026-06-15
   days on market $179,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $179,000 Active 1 DOM
7. 2026-06-08
   days on market $179,900 Active 109 DOM
8. 2026-06-07
   days on market $179,900 Active 108 DOM
9. 2026-06-05
   days on market $179,900 Active 106 DOM
10. 2026-06-04
    days on market $179,900 Active 104 DOM
11. 2026-06-02
    days on market $179,900 Active 103 DOM
12. 2026-06-01
    days on market $179,900 Active 102 DOM
13. 2026-05-31
    days on market $179,900 Active 101 DOM
14. 2026-04-21
    price $179,900 502-char remark
15. 2026-02-19
    listed $199,000 Active 502-char remark
16. 2026-02-04
    historical $199,000 502-char remark

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$436/yr (+$36/mo · 33.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,267
• − Mortgage interest: −$10,027
• − Property taxes: −$1,300
• − Insurance: −$895
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$5,207
• Taxable loss: −$6,285
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $-1,470/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: Charleston R-I
• NCES district ID: 2908670
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $29,019
• Composite: 13.37/100
• National rank: #9531
• State rank: #310 of 324 in MO

Livability — Charleston

• Score: 53/100
• State rank: #842
• US rank: #24671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, MO
• Population (ZIP): 5,218

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 13,403 people
• By 2030: 13,101 · -2.3%
• By 2040: 12,626 · -5.8%
• By 2050: 12,233 · -8.7%
• By 2075: 10,704 · -20.1%
• By 2100: 8,345 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% White 45% Two or more races 6%
• Common ancestry: Iranian 1% Slovak 1% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+53.7) · D 22.8% · R 76.5%
• 2008→2024 swing: -39.0pp toward R · 2008: -14.7pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+49.6 2016: R+41.5 2012: R+23.2 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.65%
• Current HPI: 131.78
• 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

-10.1% since first listed

4 events — show timeline

• 2026-06-12 Listed $179,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2026-02-19 Listed $199,000 MARIS as Distributed by MLS Grid
• 2026-02-04 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $1,300 · +3.7% YoY. Source: county tax records.