217 N 6th Ave · Clinton, MO 64735

$12,000

2 bd · 1.0 ba · 622 sqft · Other public records · 43 Days on market

Built 1900 7,900 sqft lot ↓ 19% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home to be sold AS IS . Buyer to have pre-approval letter from lender.

Key facts

• Corner lot
• Detached garage
• 7,900 sq ft lot

Tags

• CORNER LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 total parking space (1 covered)
• Utilities: 220 Volt electrical service
• Home design: Single family residence; Residential property
• Exterior features: Lot approximately 7,900 sq ft (50 x 158)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $12k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.
• Cap rate 59.7% vs local median 2.9% in Clinton — 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 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 of value loss. Plan a longer hold.
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $2k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — 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. 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. 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?
6. 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.
7. 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.
8. 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: 6.51% ✓
• Cap rate: 59.73%
• Cash-on-cash: 190.85%
• DSCR: 9.49
• GRM: 1.3

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: —
• Equity multiple: 10.55×
• Total profit: $32,102
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 22.38×
• Total profit: $71,826
• Equity at exit: $1,038

Cash invested: $3,360 (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 64735

• Home prices YoY: -6.2%
• Active inventory: 186
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $781 medium
• Mortgage (P&I): −$63
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $534

Break-even live

Break-even rent $104

Max offer price $12,000

Occupancy floor 27%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $12,000 Active 43 DOM
2. 2026-06-17
   days on market $12,000 Active 42 DOM
3. 2026-06-17
   price $12,000 Active 41 DOM
4. 2026-06-16
   days on market $14,000 Active 41 DOM
5. 2026-06-15
   days on market $14,000 Active 40 DOM
6. 2026-06-13
   days on market $14,000 Active 38 DOM
7. 2026-06-12
   days on market $14,000 Active 37 DOM
8. 2026-06-09
   days on market $14,000 Active 34 DOM
9. 2026-06-08
   days on market $14,000 Active 33 DOM
10. 2026-06-07
    days on market $14,000 Active 32 DOM
11. 2026-06-07
    days on market $14,000 Active 31 DOM
12. 2026-06-04
    days on market $14,000 Active 28 DOM
13. 2026-06-02
    days on market $14,000 Active 27 DOM
14. 2026-06-01
    days on market $14,000 Active 26 DOM
15. 2026-05-31
    days on market $14,000 Active 25 DOM
16. 2026-05-05
    listed $14,000 Active 194-char remark
17. 2008-08-09
    soldstatus
18. 2003-10-10
    soldstatus 71-char remark

    Show marketing remark (71 chars)

    Home to be sold AS IS . Buyer to have pre-approval letter from lender.

19. 2003-08-18
    listed $14,900 71-char remark

    Show marketing remark (71 chars)

    Home to be sold AS IS . Buyer to have pre-approval letter from lender.

ⓘ 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: $175 · $15/mo
• Projected year-2 tax: $175 · $15/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,370
• − Mortgage interest: −$672
• − Property taxes: −$175
• − Insurance: −$60
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$349
• Taxable income: $6,615
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $4,825/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: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• 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

-19.5% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $12,000 WCAR
• 2026-05-05 Listed $14,000 WCAR
• 2008-08-09 Sold (Public Records) — Public Records
• 2003-10-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-08-18 Listed $14,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2025): $175 · -2.1% YoY. Source: county tax records.