6 Elm Tree Terrace Ter · Mexico, MO 65265

$139,500

3 bd · 1.0 ba · 1,704 sqft · Other public records · 53 Days on market

Built 1952 0.29 ac lot $82/sqft · 15% below area Est $163k · 15% under ↓ 14% since listing

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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 +17.7/30.0
• ARV discount +14.1/15.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

Key facts

• Added privacy
• Solid foundation
• Functional layout

Tags

• QUIET LOW TRAFFIC STREET
• ADDED PRIVACY
• FUNCTIONAL LAYOUT
• SOLID FOUNDATION
• ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Above-grade finished living area reported as 1,704 (per public records)

Exterior

• Parking: Driveway parking; On-street parking; Attached garage (1 garage space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected, natural gas available, sewer connected, water available
• Home design: Single-family residence; One story; House structure; Private ownership
• Construction: Aluminum siding and clapboard exterior; Architectural shingle roof; Block foundation
• Exterior features: Private backyard; Front yard; Some trees on the lot; Rain gutters; Chain link and partial fencing; Equipment shed / additional shed(s); Asphalt road frontage on a city street

Interior

• Kitchen: Free-standing gas range
• Bedrooms: Three bedrooms on the main level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bath on the main level; One half bath on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Built-in bookcases; Built-in features; Aluminum and wood window frames with shutters and window treatments; One fireplace located in the recreation room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage and multiple laundry locations

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $124k (10.8% below list).
• Recommended offer: $124k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.5% in Mexico — 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 65/100 on livability (#256 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Field Elem. (math 31% / reading 41%, grade F, #662 of 1,115 statewide, top 60%, 424 students, 100% FRL); Mexico High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 746 students, 53% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $23k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,417 (10.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
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: 0.89% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $163,421
• List price: $139,500
• Delta: -14.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,549
• Equity at exit: $20,800

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,561
• Equity at exit: $12,061

Cash invested: $39,060 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 136
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $111

Break-even live

Break-even rent $1,103

Max offer price $139,500

Occupancy floor 86%

Sensitivity live

Price	-10% $190	-5% $151	+0% $111	+5% $72	+10% $32
Rent	-10% $13	-5% $62	+0% $111	+5% $161	+10% $210
Rate	-1.0pp $182	-0.5pp $147	base $111	+0.5pp $75	+1.0pp $38

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Springdale Ct Mexico, MO	2.0	1.5	1100	$1,050	$0.95	14d	1	0.93mi
1904 Springdale Ct Mexico, MO	3.0	1.5	1100	$1,050	$0.95	14d	1	0.93mi
609 Carson St Mexico, MO	3.0	1.0	1100	$1,150	$1.05	22d	1	1.02mi
1730 Sierra St Mexico, MO	3.0	2.0	1150	$1,950	$1.70	45d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $139,500 Active 53 DOM
2. 2026-06-21
   days on market $139,500 Active 52 DOM
3. 2026-06-18
   days on market $139,500 Active 50 DOM
4. 2026-06-17
   days on market $139,500 Active 49 DOM

   Show marketing remark (800 chars)

   Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

5. 2026-06-16
   days on market $139,500 Active 48 DOM

   Show marketing remark (800 chars)

   Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

6. 2026-06-15
   days on market $139,500 Active 47 DOM
7. 2026-06-13
   days on market $139,500 Active 45 DOM
8. 2026-06-12
   days on market $139,500 Active 44 DOM
9. 2026-06-09
   days on market $139,500 Active 41 DOM
10. 2026-06-08
    days on market $139,500 Active 40 DOM
11. 2026-06-07
    days on market $139,500 Active 39 DOM
12. 2026-06-07
    days on market $139,500 Active 38 DOM
13. 2026-06-04
    days on market $139,500 Active 35 DOM
14. 2026-06-02
    days on market $139,500 Active 34 DOM
15. 2026-06-01
    days on market $139,500 Active 33 DOM
16. 2026-05-31
    days on market $139,500 Active 32 DOM
17. 2026-04-29
    listed $162,500 Active 800-char remark

    Show marketing remark (800 chars)

    Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

18. 2026-04-29
    listed $162,500 Active 800-char remark

    Show marketing remark (800 chars)

    Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

19. 2026-04-29
    listed $162,500 Active

    Show marketing remark (800 chars)

    Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

20. 2026-04-29
    listed $162,500 Active

    Show marketing remark (800 chars)

    Opportunity awaits with this 3 bedroom home situated on a quiet, low traffic street - offering a setting with minimal through traffic and added privacy. This property is ready for updates and improvements, making it a great option for buyers looking to customize a home to their style or invest in a property with potential. Home offers a functional layout with three bedrooms and living spaces ready for your vision. While it reflects an earlier era design. It provides a solid foundation for renovation and value added opportunities. Located in an established neighborhood, this home is conveniently close to schools & parks. Whether you're looking for a project, and investment, or a place to make your own this property offers location, potential and a unique setting. Schedule your showing

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$371/yr (+$31/mo · 37.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,930
• − Mortgage interest: −$7,814
• − Property taxes: −$982
• − Insurance: −$698
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,058
• Taxable loss: −$1,011
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,579/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Mexico

• Score: 65/100
• State rank: #256
• US rank: #12405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, MO
• Population (ZIP): 15,131

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.24%
• Current HPI: 213.6163
• 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

-14.2% since first listed

14 events — show timeline

• 2026-06-17 Relisted — CBORMLS
• 2026-06-16 Relisted — JCMLS
• 2026-06-16 Relisted — HMMLS
• 2026-06-05 Delisted — HMMLS
• 2026-06-05 Pending — CBORMLS
• 2026-06-05 Pending — JCMLS
• 2026-05-29 Price Changed $139,500 HMMLS
• 2026-05-29 Price Changed $139,500 CBORMLS
• 2026-05-29 Price Changed $139,500 MARIS as Distributed by MLS Grid
• 2026-05-29 Price Changed $139,500 JCMLS
• 2026-04-29 Listed $162,500 CBORMLS
• 2026-04-29 Listed $162,500 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $162,500 HMMLS
• 2026-04-29 Listed $162,500 JCMLS

Property tax history

+0.7%/yr

Latest (2025): $982 · +0.4% YoY. Source: county tax records.