209 S Spring St · Perryville, MO 63775

$30,000

2 bd · 1.0 ba · 1,738 sqft · Other · 29 Days on market

Built 1920 8,319 sqft lot ↓ 29% 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
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is one for tried and true investors! Lots of square footage to work with here!

Key facts

• 8,319 sq ft lot
• Built 1920
• Listed 28 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service available; Cable available
• Home design: Single-family residence; One level
• Construction: Construction materials: Unknown
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating; No central cooling
• Interior features: Fireplace (1); Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.9% vs local median 2.9% in Perryville — 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 (#178 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County 32 (town): math 31% / reading 42% proficiency, ranked #189 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perryville Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 423 students, 59% FRL); Perryville Sr. High (math 40% / reading 52%, grade D-, #170 of 521 statewide, top 33%, 755 students, 39% FRL).
• Market conditions: 88 active listings in the ZIP; 36 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 3.67% ✓
• Cap rate: 32.86%
• Cash-on-cash: 94.89%
• DSCR: 5.22
• GRM: 2.3

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: 95.8%
• Equity multiple: 5.46×
• Total profit: $37,459
• Equity at exit: $4,473

10-year hold

• IRR: 98.5%
• Equity multiple: 11.38×
• Total profit: $87,154
• Equity at exit: $2,594

Cash invested: $8,400 (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 63775

• Home prices YoY: -18.9%
• Active inventory: 88
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $664

Break-even live

Break-even rent $260

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $30,000 Active 29 DOM
2. 2026-06-17
   pricedays on market $30,000 Active 28 DOM
3. 2026-06-16
   days on market $33,500 Active 27 DOM
4. 2026-06-15
   days on market $33,500 Active 26 DOM
5. 2026-06-13
   days on market $33,500 Active 24 DOM
6. 2026-06-12
   days on market $33,500 Active 23 DOM
7. 2026-06-09
   days on market $33,500 Active 20 DOM
8. 2026-06-08
   days on market $33,500 Active 19 DOM
9. 2026-06-07
   pricedays on market $33,500 Active 18 DOM
10. 2026-06-04
    days on market $38,750 Active 14 DOM
11. 2026-06-02
    days on market $38,750 Active 13 DOM
12. 2026-06-01
    days on market $38,750 Active 12 DOM
13. 2026-05-31
    days on market $38,750 Active 11 DOM
14. 2026-05-20
    listed $38,750 Active
15. 2026-05-19
    historical $38,750
16. 2024-08-23
    soldstatus
17. 2024-08-19
    soldstatus Closed 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

18. 2024-03-25
    status Pending 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

19. 2024-03-07
    price $25,900 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

20. 2024-01-17
    price $28,900 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

21. 2023-12-21
    price $49,900 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

22. 2023-12-13
    listed $54,900 Active 83-char remark

    Show marketing remark (83 chars)

    This is one for tried and true investors! Lots of square footage to work with here!

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $422 · $35/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,204
• − Mortgage interest: −$1,680
• − Property taxes: −$422
• − Insurance: −$150
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$873
• Taxable income: $7,966
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $6,059/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: Perry County 32
• NCES district ID: 2924530
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $48,272
• Composite: 31.39/100
• National rank: #5992
• State rank: #189 of 324 in MO

Livability — Perryville

• Score: 68/100
• State rank: #178
• US rank: #9349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, MO
• City population: 15,993
• Population (ZIP): 15,993

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,714 · +0.7%
• By 2040: 19,695 · +0.6%
• By 2050: 19,172 · -2.1%
• By 2075: 17,199 · -12.2%
• By 2100: 13,661 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+63.4) · D 17.9% · R 81.3%
• 2008→2024 swing: -34.2pp toward R · 2008: -29.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+63.4 2016: R+61.7 2012: R+43.6 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.70%
• Current HPI: 222.3729
• 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

-29.4% since first listed

9 events — show timeline

• 2026-05-20 Listed $38,750 MARIS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $38,750 MARIS as Distributed by MLS Grid
• 2024-08-23 Sold (Public Records) — Public Records
• 2024-08-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-03-25 Pending — MARIS as Distributed by MLS Grid
• 2024-03-07 Price Changed $25,900 MARIS as Distributed by MLS Grid
• 2024-01-17 Price Changed $28,900 MARIS as Distributed by MLS Grid
• 2023-12-21 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2023-12-13 Listed $54,900 MARIS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $422 · -4.2% YoY. Source: county tax records.