618 S Main St · Granby, MO 64844

$68,900

4 bd · 3.0 ba · 1,470 sqft · Other public records · 33 Days on market

Built 1920 0.47 ac lot

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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 +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!!!! Please bring all offers!!! Unlock the potential of this charming fixer-upper in the heart of Granby! Whether your an investor, flipper, or buyer ready to create your dream home, this property is packed with opportunity and ready for your vision. Home is being sold as is!

Key facts

• 0.47 acre lot
• Built 1920
• Listed 33 days

Property features AI

Finance

• Other: Lot size about 0.47 acres
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Ranch style; Approximately 2,040 finished living area (public records)
• Construction: Board & batten siding with brick trim; Metal roof; Approximately 101+ years old
• Exterior features: Shed(s) on property; Located inside city limits

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Crawl space basement (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#462 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools D, amenities F, commute F.
• East Newton County R-VI (rural): math 30% / reading 35% proficiency, ranked #248 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,833 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.55% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.4

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $14,713
• Equity at exit: $10,273

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $46,114
• Equity at exit: $5,957

Cash invested: $19,292 (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 64844

• Home prices YoY: -5.1%
• Active inventory: 41
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $406

Break-even live

Break-even rent $555

Max offer price $68,900

Occupancy floor 57%

Sensitivity live

Price	-10% $445	-5% $426	+0% $406	+5% $387	+10% $367
Rent	-10% $322	-5% $364	+0% $406	+5% $449	+10% $491
Rate	-1.0pp $441	-0.5pp $424	base $406	+0.5pp $389	+1.0pp $370

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   remarks 294-char remark
2. 2026-06-21
   days on market $68,900 Active 33 DOM
3. 2026-06-18
   pricedays on market $68,900 Active 31 DOM
4. 2026-06-17
   days on market $69,900 Active 30 DOM
5. 2026-06-16
   days on market $69,900 Active 29 DOM
6. 2026-06-15
   days on market $69,900 Active 28 DOM
7. 2026-06-13
   days on market $69,900 Active 26 DOM
8. 2026-06-12
   pricedays on market $69,900 Active 25 DOM
9. 2026-06-09
   days on market $75,000 Active 22 DOM
10. 2026-06-08
    days on market $75,000 Active 21 DOM
11. 2026-06-07
    days on market $75,000 Active 20 DOM
12. 2026-06-07
    days on market $75,000 Active 19 DOM
13. 2026-06-04
    days on market $75,000 Active 16 DOM
14. 2026-06-02
    days on market $75,000 Active 15 DOM
15. 2026-06-01
    days on market $75,000 Active 14 DOM
16. 2026-05-31
    days on market $75,000 Active 13 DOM
17. 2026-05-18
    listed $75,000 Active

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $668 · $56/mo
• Expected delta: +$88/yr (+$7/mo · 15.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $12,832
• − Mortgage interest: −$3,859
• − Property taxes: −$580
• − Insurance: −$344
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,004
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,919/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: East Newton County R-VI
• NCES district ID: 2930420
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $39,447
• Composite: 27.25/100
• National rank: #7011
• State rank: #248 of 324 in MO

Livability — Granby

• Score: 60/100
• State rank: #462
• US rank: #18519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, MO
• City population: 4,131
• Population (ZIP): 4,131

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 2% Iranian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.38%
• Current HPI: 213.4988
• 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

1 event — show timeline

• 2026-05-18 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $580 · +4.5% YoY. Source: county tax records.