7170 Highway N · Chesapeake, MO 65604

$150,000

4 bd · 2.0 ba · 1,503 sqft · SingleFamily

Built 1977 Average condition 3.00 ac lot Est $150k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.6/15.0
• Schools +3.5/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

Key facts

• 3 acre lot
• Garage
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 38/100 on livability (#1,005 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Mt. Vernon R-V (town): math 35% / reading 48% proficiency, ranked #129 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon Elem. (308 students, 53% FRL); Mt. Vernon Middle (math 36% / reading 43%, grade F, #189 of 391 statewide, top 51%, 361 students, 48% FRL); Mt. Vernon High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 458 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 60 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -15% 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $150,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7170 Highway N	0.00mi	4/2.0	1,503 (0%)	1mo	$150,000	$100	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $15,024
• Equity at exit: $22,365

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $63,814
• Equity at exit: $12,969

Cash invested: $42,000 (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 65604

• Home prices YoY: -13.1%
• Active inventory: 60
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,093 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $617

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 66%

Sensitivity live

Price	-10% $721	-5% $669	+0% $617	+5% $565	+10% $513
Rent	-10% $452	-5% $534	+0% $617	+5% $700	+10% $782
Rate	-1.0pp $693	-0.5pp $655	base $617	+0.5pp $578	+1.0pp $539

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-07
   historical
2. 2026-05-03
   listed $150,000
3. 2023-01-30
   soldstatus Closed 235-char remark

   Show marketing remark (235 chars)

   If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

4. 2022-12-16
   status Pending 235-char remark

   Show marketing remark (235 chars)

   If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

5. 2022-12-08
   status Active 235-char remark

   Show marketing remark (235 chars)

   If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

6. 2022-11-06
   status Pending 235-char remark

   Show marketing remark (235 chars)

   If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

7. 2022-10-21
   listed $82,900 Active 235-char remark

   Show marketing remark (235 chars)

   If you are looking for a easy fixer upper this is it! This home sets on 3.02 acres, and is 4 bed/2 bath, with a nice storage shed, and a barn on the property. With some TLC this would make a great place to call home! MT VERNON SCHOOLS.

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,119
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$4,364
• Taxable income: $5,334
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $6,124/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 · 13 photos

Average 55/100 Moderate rehab

This property offers a moderate level of renovation potential with average condition across most areas. Painting and updating the interior and exterior, along with HVAC system upgrades and landscaping improvements, can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear.
• Minor Bathroom cabinetry — Slight wear and tear.
• Moderate Exterior siding — Weathered and may need repainting.
• Moderate Interior walls — Signs of wear and may need repainting.
• Moderate HVAC system — May need maintenance to ensure efficiency and longevity.
• Moderate Landscaping — Basic and may need improvements to enhance curb appeal.

Value-add opportunities

• Both Painting and updating interior and exterior — Enhances curb appeal and interior aesthetics, increasing both resale and rental value.
• Both HVAC system upgrade — Improves comfort and energy efficiency, attracting buyers and renters.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment for potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear.	Minor	$500–3,000
Bathroom cabinetry · Slight wear and tear.	Minor	$500–3,000
Exterior siding · Weathered and may need repainting.	Moderate	$3,000–15,000
Interior walls · Signs of wear and may need repainting.	Moderate	$3,000–15,000
HVAC system · May need maintenance to ensure efficiency and longevity.	Moderate	$3,000–15,000
Landscaping · Basic and may need improvements to enhance curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Both Painting and updating interior and exterior — Enhances curb appeal and interior aesthetics, increasing both resale and rental value. ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency, attracting buyers and renters. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment for potential buyers and renters. ↑

ⓘ 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: Mt. Vernon R-V
• NCES district ID: 2921600
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $43,114
• Composite: 35.03/100
• National rank: #5040
• State rank: #129 of 324 in MO

Livability — Chesapeake

• Score: 38/100
• State rank: #1005
• US rank: #27537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,909

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.86%
• Current HPI: 231.5643
• 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

+80.9% since first listed

7 events — show timeline

• 2026-05-07 Delisted — SOMO
• 2026-05-03 Listed $150,000 SOMO
• 2023-01-30 Sold (MLS) — SOMO
• 2022-12-16 Pending — SOMO
• 2022-12-08 Relisted — SOMO
• 2022-11-06 Pending — SOMO
• 2022-10-21 Listed $82,900 SOMO