46 Dora Dr · Greenville, MO 63944

$100,000

3 bd · 1.0 ba · 820 sqft · Other public records · 73 Days on market

Built 1975 0.92 ac lot $21/mo HOA · 2% of rent ↓ 17% 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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lake Wappapello: famous for its excellent fishing (bass, crappie, and catfish) and extensive hiking and equestrian trails. Discover your weekend retreat, hunt camp, or full-time sanctuary in this rugged and well-equipped 3 BR 1 BA cabin-style home nestled on a sprawling 1-acre lot in the Ozark-getaway’s Craft Subdivision on Lake Wappapello. Designed for outdoor living, the home features two spacious decks perfect for morning coffee or evening BBQs after a day on the water or in the woods. Below, you’ll find a separate, insulated basement / cellar with a traditional dirt floor, providing excellent natural cooling, workshop and ample storage for your lake and hunting gear. Enjoy

Key facts

• 0.92 acre lot
• Built 1975
• Listed 72 days

Property features AI

Finance

• HOA & community: Part of Craft Property Owners Association; Annual association fee; Association amenities include boat dock and boat slip

Exterior

• Utilities: Well water; Septic tank; Electricity connected (220 volts available)
• Home design: Single-family residence; One and one-half levels; Residential property
• Construction: Frame construction; Batts insulation; Radiant barrier
• Exterior features: Adjoins government land; Adjoins wooded area; Gently rolling lot

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; 2 bedrooms on the upper level; Loft upstairs that functions as an upstairs den / living area
• Bathrooms: 1 full bathroom (main level); Full bath in main level that includes the laundry area
• Heating & cooling: Forced air heating (natural gas and electric); Attic fan; Ceiling fans; Central air
• Interior features: Beamed ceilings; Ceiling fans; Eat-in kitchen; Pantry; Vaulted ceilings; 2 fireplaces (living room and basement) with blower fan
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Laundry located in bathroom (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($759/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 $85k (15.3% below list).
• Recommended offer: $85k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#363 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Greenville R-II (rural): math 34% / reading 37% proficiency, ranked #228 of 324 in MO (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elem. (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 302 students, 64% FRL); Greenville High (math 34% / reading 54%, grade F, #179 of 521 statewide, top 39%, 214 students, 55% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.1% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $84,690 (15.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.40×
• Total profit: $11,278
• Equity at exit: $39,901

10-year hold

• IRR: 10.7%
• Equity multiple: 2.45×
• Total profit: $40,611
• Equity at exit: $57,813

Cash invested: $28,000 (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 63944

• Home prices YoY: 1.9%
• Active inventory: 13
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$42
• HOA: −$21
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $63

Break-even live

Break-even rent $767

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $120	-5% $92	+0% $63	+5% $35	+10% $7
Rent	-10% $-4	-5% $30	+0% $63	+5% $97	+10% $130
Rate	-1.0pp $114	-0.5pp $89	base $63	+0.5pp $37	+1.0pp $11

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 73 DOM
2. 2026-06-18
   days on market $100,000 Active 71 DOM
3. 2026-06-17
   days on market $100,000 Active 70 DOM
4. 2026-06-16
   days on market $100,000 Active 69 DOM
5. 2026-06-15
   days on market $100,000 Active 68 DOM
6. 2026-06-13
   days on market $100,000 Active 66 DOM
7. 2026-06-12
   days on market $100,000 Active 65 DOM
8. 2026-06-09
   days on market $100,000 Active 62 DOM
9. 2026-06-08
   days on market $100,000 Active 61 DOM
10. 2026-06-07
    days on market $100,000 Active 60 DOM
11. 2026-06-05
    days on market $100,000 Active 58 DOM
12. 2026-06-04
    days on market $100,000 Active 56 DOM
13. 2026-06-03
    status $100,000 Active 55 DOM
14. 2026-06-02
    days on market $100,000 Active Under Contract 55 DOM
15. 2026-06-01
    days on market $100,000 Active Under Contract 54 DOM
16. 2026-05-31
    days on market $100,000 Active Under Contract 53 DOM
17. 2026-04-13
    historical Active Under Contract
18. 2026-04-09
    listed $100,000 Active
19. 2026-04-05
    historical $100,000
20. 2026-02-04
    status Active
21. 2025-08-04
    listed $119,900 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: $224 · $19/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$746/yr (+$62/mo · 332.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,163
• − Mortgage interest: −$5,602
• − Property taxes: −$224
• − Insurance: −$500
• − Repairs & maintenance: −$813
• − Management: −$813
• − HOA: −$252
• − Depreciation: −$2,909
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $987/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: Greenville R-II
• NCES district ID: 2913380
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $32,394
• Composite: 29.08/100
• National rank: #6599
• State rank: #228 of 324 in MO

Livability — Greenville

• Score: 63/100
• State rank: #363
• US rank: #15966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,499

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 11% Slovak 3% Scottish 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.08%
• Current HPI: 109.4633
• 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

-16.6% since first listed

5 events — show timeline

• 2026-04-13 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-05 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2026-02-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-04 Listed $119,900 MARIS as Distributed by MLS Grid

Property tax history

-2.5%/yr

Latest (2025): $224 · +9.9% YoY. Source: county tax records.