1095 County Road 302 · Alton, MO 65606

$125,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 1 Days on market

Built 1991 Fair condition 7.72 ac lot

---

Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Very nice home featuring maintenance free vinyl siding, newer metal roof, 3 bedrooms, 1.5 baths, large family room, appliances including refrigerator, gas range, exhaust fan, & dishwasher, tilt-in vinyl windows, central heat & air, private well, lagoon, all on 7.72 acres m/l that is is fenced and cross fenced. Barn and shed on property.

Key facts

• Spacious back deck
• Private well
• Two living areas

Tags

• 7.72 ACRES
• TWO LIVING AREAS
• SPACIOUS BACK DECK
• WOODED LAND
• PRIVATE WELL
• COUNTY ROAD FRONTAGE

Property features AI

Finance

• Other: Lot is level; Road frontage on a county road; Gravel road access; Approximately 7.72 acres
• Financial info: Not applicable
• HOA & community: Not specified

Exterior

• Parking: Driveway
• Security: Not specified
• Utilities: Private water source; Propane utility
• Home design: Single-family residence; One level; Vinyl siding
• Construction: Metal roof; Block foundation; Built with vinyl siding
• Exterior features: Deck; Partial wire fencing; Shed(s); Has a view

Interior

• Kitchen: No appliances listed
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: No built-in appliances listed; Rain gutters
• Laundry & utility: Laundry on the main level; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $61 ($729/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 $117k (6.4% below list).
• Recommended offer: $117k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Alton — 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 61/100 on livability (#441 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, crime F, amenities F.
• Alton R-IV (rural): math 18% / reading 37% proficiency, ranked #283 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alton Elementary (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 283 students, 71% FRL); Alton High (math 17% / reading 37%, grade F, #420 of 521 statewide, top 82%, 336 students, 59% FRL).
• Market conditions: 61 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.6% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Recommended offer $117,038 (6.4% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.86×
• Total profit: $30,014
• Equity at exit: $67,981

10-year hold

• IRR: 14.7%
• Equity multiple: 3.54×
• Total profit: $88,771
• Equity at exit: $115,031

Cash invested: $35,000 (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 65606

• Home prices YoY: 3.4%
• Active inventory: 61
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $61

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $104	+0% $61	+5% $18	+10% $-26
Rent	-10% $-32	-5% $15	+0% $61	+5% $107	+10% $153
Rate	-1.0pp $124	-0.5pp $93	base $61	+0.5pp $28	+1.0pp $-5

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $125,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,636
• Taxable loss: −$1,341
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,051/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper on 7.72 acres in the Missouri Ozarks requires moderate renovations, including kitchen and bathroom finishing, HVAC installation, and landscaping. The home has a functional layout with great potential for a peaceful country lifestyle.

Repairs flagged

• Major kitchen countertops — No countertops installed.
• Major bathroom flooring — No flooring installed.
• Major kitchen flooring — No flooring installed.
• Major HVAC installation — Unit present but not fully installed.
• Major landscaping — Minimal landscaping and overgrown areas.

Value-add opportunities

• Resale kitchen countertops — Completed kitchen countertops will enhance the home's appeal and functionality.
• Resale bathroom flooring — Completed bathroom flooring will improve the home's appeal and functionality.
• Both HVAC installation — Completed HVAC installation will improve comfort and energy efficiency.
• Both landscaping — Improved landscaping will enhance curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · No countertops installed.	Major	$15,000–50,000
bathroom flooring · No flooring installed.	Major	$15,000–50,000
kitchen flooring · No flooring installed.	Major	$15,000–50,000
HVAC installation · Unit present but not fully installed.	Major	$15,000–50,000
landscaping · Minimal landscaping and overgrown areas.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale kitchen countertops — Completed kitchen countertops will enhance the home's appeal and functionality. ↑
• Resale bathroom flooring — Completed bathroom flooring will improve the home's appeal and functionality. ↑
• Both HVAC installation — Completed HVAC installation will improve comfort and energy efficiency. ↑
• Both landscaping — Improved landscaping will enhance curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alton R-IV
• NCES district ID: 2903060
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $29,501
• Composite: 22.1/100
• National rank: #8179
• State rank: #283 of 324 in MO

Livability — Alton

• Score: 61/100
• State rank: #441
• US rank: #18027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,540

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Arabic 2% Spanish 1% Vietnamese 1%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 142.0523
• 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

+25.1% since first listed

4 events — show timeline

• 2026-06-05 Pending — SOMO
• 2026-06-03 Listed $125,000 SOMO
• 2020-07-10 Sold (MLS) — SOMO
• 2020-04-14 Listed $99,900 SOMO