101 N Elm St · Stanberry, MO 64489

$78,900

4 bd · 3.0 ba · 1,418 sqft · Other public records · 79 Days on market

Built 1920 0.52 ac lot $56/sqft · 44% below area Est $141k · 44% under ↓ 12% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Historic Home with Endless Potential Step into timeless character with this charming historic home, full of original details and classic curb appeal. Nestled on a spacious lot shaded by mature trees, this property offers a rare combination of beauty, privacy, and opportunity. Featuring 4 bedrooms and 2 bathrooms, the home provides a generous layout ready for your personal touch. While it does need remodeling and updating, it presents the perfect canvas to create your dream home while preserving its historic charm. The expansive yard is a standout feature—plenty of room for outdoor living, gardening, or even future expansion or additional building. Whether you're an investor or a homeowner with vision, this property offers incredible potential in a picturesque setting. Don’t miss the chance to restore and reimagine this unique gem!

Key facts

• Expansive yard
• Spacious lot
• Original details

Tags

• HISTORIC HOME
• ORIGINAL DETAILS
• SPACIOUS LOT
• MATURE TREES
• EXPANSIVE YARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#152 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Stanberry R-II (rural): math 50% / reading 50% proficiency, ranked #119 of 535 in MO (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 3 units permitted in Gentry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($545 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,166 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.05%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $141,197
• List price: $78,900
• Delta: -44.12%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 3.02×
• Total profit: $44,729
• Equity at exit: $35,477

10-year hold

• IRR: 36.0%
• Equity multiple: 5.97×
• Total profit: $109,856
• Equity at exit: $54,674

Cash invested: $22,092 (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 64489

• Active inventory: 12
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $553

Break-even live

Break-even rent $633

Max offer price $78,900

Occupancy floor 54%

Sensitivity live

Price	-10% $598	-5% $575	+0% $553	+5% $531	+10% $509
Rent	-10% $448	-5% $500	+0% $553	+5% $606	+10% $659
Rate	-1.0pp $593	-0.5pp $573	base $553	+0.5pp $533	+1.0pp $512

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $78,900 Active 79 DOM
2. 2026-06-17
   days on market $78,900 Active 78 DOM
3. 2026-06-16
   days on market $78,900 Active 77 DOM
4. 2026-06-15
   days on market $78,900 Active 76 DOM
5. 2026-06-13
   days on market $78,900 Active 74 DOM
6. 2026-06-12
   days on market $78,900 Active 73 DOM
7. 2026-06-09
   days on market $78,900 Active 70 DOM
8. 2026-06-08
   days on market $78,900 Active 69 DOM
9. 2026-06-07
   days on market $78,900 Active 68 DOM
10. 2026-06-05
    days on market $78,900 Active 66 DOM
11. 2026-06-04
    days on market $78,900 Active 64 DOM
12. 2026-06-02
    days on market $78,900 Active 63 DOM
13. 2026-06-01
    days on market $78,900 Active 62 DOM
14. 2026-05-31
    days on market $78,900 Active 61 DOM
15. 2026-05-06
    price $78,900 866-char remark

    Show marketing remark (866 chars)

    Charming Historic Home with Endless Potential Step into timeless character with this charming historic home, full of original details and classic curb appeal. Nestled on a spacious lot shaded by mature trees, this property offers a rare combination of beauty, privacy, and opportunity. Featuring 4 bedrooms and 2 bathrooms, the home provides a generous layout ready for your personal touch. While it does need remodeling and updating, it presents the perfect canvas to create your dream home while preserving its historic charm. The expansive yard is a standout feature—plenty of room for outdoor living, gardening, or even future expansion or additional building. Whether you're an investor or a homeowner with vision, this property offers incredible potential in a picturesque setting. Don’t miss the chance to restore and reimagine this unique gem!

16. 2026-03-31
    listed $89,900 Active 866-char remark

    Show marketing remark (866 chars)

    Charming Historic Home with Endless Potential Step into timeless character with this charming historic home, full of original details and classic curb appeal. Nestled on a spacious lot shaded by mature trees, this property offers a rare combination of beauty, privacy, and opportunity. Featuring 4 bedrooms and 2 bathrooms, the home provides a generous layout ready for your personal touch. While it does need remodeling and updating, it presents the perfect canvas to create your dream home while preserving its historic charm. The expansive yard is a standout feature—plenty of room for outdoor living, gardening, or even future expansion or additional building. Whether you're an investor or a homeowner with vision, this property offers incredible potential in a picturesque setting. Don’t miss the chance to restore and reimagine this unique gem!

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$123/yr (+$10/mo · 19.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,000
• − Mortgage interest: −$4,420
• − Property taxes: −$643
• − Insurance: −$394
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,295
• Taxable income: $5,688
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $5,273/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: Stanberry R-II
• NCES district ID: 2929340
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $44,567
• Composite: 44.29/100
• National rank: #6164
• State rank: #119 of 535 in MO

Livability — Stanberry

• Score: 69/100
• State rank: #152
• US rank: #8604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanberry, MO
• Population (ZIP): 2,211

Population outlook (Gentry County) Hauer SSP2

• Today (2025): 6,612 people
• By 2030: 6,572 · -0.6%
• By 2040: 6,521 · -1.4%
• By 2050: 6,457 · -2.3%
• By 2075: 6,346 · -4.0%
• By 2100: 6,036 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 89% English-only · German/W. Germanic 10% Tagalog/Filipino 1%

Political lean MEDSL · Gentry

• 2024 margin: Solid R (+61.8) · D 18.7% · R 80.5%
• 2008→2024 swing: -39.7pp toward R · 2008: -22.1pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+60.8 2016: R+56.0 2012: R+35.0 2008: R+22.1

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

-12.2% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $78,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $643 · +9.5% YoY. Source: county tax records.