20335 County Road 358 · Flemington, MO 65650

$104,700

4 bd · 1.0 ba · 1,080 sqft · Other public records · 1 Days on market

Built 1964 1.05 ac lot

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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 +24.8/30.0
• Appreciation +8.2/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

If you have been searching for a project/remodel/investment property, this is it! 1.05ac m/l of prime property bordering Corp access to the lake. Home needs TLC, detached garage is a great storage space, and the 720sf shop has plenty of space for all of your lake toys! This property is being sold ''as is'' and has great potential. Call your trusted agent for a showing today.

Key facts

• Detached garage
• 720sf shop
• 1.05 acre lot

Tags

• CORP ACCESS TO THE LAKE
• DETACHED GARAGE
• 720SF SHOP

Property features AI

Exterior

• Parking: Private driveway; Attached or detached 4-car garage
• Utilities: Private water; Septic tank; Propane service
• Home design: Single-family residence; One level
• Construction: Composition roof
• Exterior features: Front porch; Deck; Lake frontage / lake view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Propane heating; Space heater; Wall furnace; Wall-mounted cooling unit(s)
• Interior features: Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 47/100 on livability (#948 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Wheatland R-II (rural): math 35% / reading 40% proficiency, ranked #367 of 535 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wheatland Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 166 students, 63% FRL); Wheatland High (math 32% / reading 32%, grade F, #356 of 521 statewide, top 71%, 150 students, 67% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($724 loan paydown + $7k appreciation (6.4% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,700

Questions for the listing agent

1. Built in 1964 — 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. 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: 1.02% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.60×
• Total profit: $46,785
• Equity at exit: $68,413

10-year hold

• IRR: 22.2%
• Equity multiple: 5.29×
• Total profit: $125,844
• Equity at exit: $126,367

Cash invested: $29,316 (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 65650

• Home prices YoY: 3.4%
• Active inventory: 28
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$549
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $222

Break-even live

Break-even rent $788

Max offer price $104,700

Occupancy floor 74%

Sensitivity live

Price	-10% $282	-5% $252	+0% $222	+5% $193	+10% $163
Rent	-10% $138	-5% $180	+0% $222	+5% $265	+10% $307
Rate	-1.0pp $275	-0.5pp $249	base $222	+0.5pp $195	+1.0pp $168

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: $26,175
• Closing costs: $3,141
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 379-char remark
2. 2026-06-18
   listed $104,700 Active 1 DOM

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$662/yr (+$55/mo · 187.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,828
• − Mortgage interest: −$5,865
• − Property taxes: −$353
• − Insurance: −$524
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,046
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,431/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: Wheatland R-II
• NCES district ID: 2931920
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,689
• Composite: 33.38/100
• National rank: #10558
• State rank: #367 of 535 in MO

Livability — Flemington

• Score: 47/100
• State rank: #948
• US rank: #26239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,340

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 29% Slovak 7% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 7%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 196.7164
• 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

• 2026-06-17 Listed $104,700 SOMO

Property tax history

+3.2%/yr

Latest (2025): $353 · +6.5% YoY. Source: county tax records.