631 Leidy St · Cosby, MO 64436

$154,900

2 bd · 1.0 ba · 1,587 sqft · SingleFamily public records · 8 Days on market

Built 1900 8,756 sqft lot

---

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 +16.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

Key facts

• Privacy fenced yard
• Corner lot
• Detached garage

Tags

• CORNER LOT
• PRIVACY FENCED YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $136k (11.9% below list).
• Recommended offer: $136k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#460 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Savannah R-III (rural): math 43% / reading 46% proficiency, ranked #95 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Savannah Middle (math 53% / reading 50%, grade C, #57 of 391 statewide, top 15%, 530 students, 38% FRL); Savannah High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 712 students, 22% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 4 units permitted in Andrew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Andrew County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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

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

Recommended offer $136,472 (11.9% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.39×
• Total profit: $16,773
• Equity at exit: $61,263

10-year hold

• IRR: 10.5%
• Equity multiple: 2.42×
• Total profit: $61,453
• Equity at exit: $88,348

Cash invested: $43,372 (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 64436

• Home prices YoY: 0.9%
• Active inventory: 9
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $95

Break-even live

Break-even rent $1,245

Max offer price $154,900

Occupancy floor 88%

Sensitivity live

Price	-10% $182	-5% $139	+0% $95	+5% $51	+10% $7
Rent	-10% $-13	-5% $41	+0% $95	+5% $149	+10% $202
Rate	-1.0pp $173	-0.5pp $134	base $95	+0.5pp $55	+1.0pp $14

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   listed $154,900 Active
3. 2023-01-04
   soldstatus Closed 403-char remark

   Show marketing remark (403 chars)

   This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

4. 2022-11-21
   status Pending 403-char remark

   Show marketing remark (403 chars)

   This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

5. 2022-11-11
   status Active 403-char remark

   Show marketing remark (403 chars)

   This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

6. 2022-10-23
   status Pending 403-char remark

   Show marketing remark (403 chars)

   This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

7. 2022-10-19
   listed $99,900 Active 403-char remark

   Show marketing remark (403 chars)

   This spacious little ranch is 3 bedrooms and 1 bathroom with an open kitchen and living room floor plan. The detached 2 car building is perfect for the small-town hobbyist or extra storage space and the new privacy fence gives you the perfect backyard for pets or a playground. You can have the best of country living and small town life with this hidden gem. Call today to see this one before its gone!

8. 2017-02-21
   historical
9. 2017-02-21
   historical
10. 2017-02-08
    listed $600
11. 2016-11-21
    listed $69,900
12. 2013-05-21
    soldstatus
13. 2013-01-12
    listed $16,950
14. 2007-04-02
    historical
15. 2007-03-12
    listed $61,900
16. 2004-11-15
    soldstatus
17. 2004-11-01
    soldstatus
18. 2004-10-12
    soldstatus
19. 2004-10-01
    listed $56,500
20. 2004-06-30
    soldstatus
21. 2004-04-23
    listed $43,900
22. 2004-04-19
    listed $43,900

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$223/yr (+$19/mo · 17.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,377
• − Mortgage interest: −$8,677
• − Property taxes: −$1,279
• − Insurance: −$774
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,506
• Taxable loss: −$1,480
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,491/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: Savannah R-III
• NCES district ID: 2927570
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $52,000
• Composite: 38.41/100
• National rank: #4204
• State rank: #95 of 324 in MO

Livability — Cosby

• Score: 60/100
• State rank: #460
• US rank: #18494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cosby, MO
• Population (ZIP): 965

Population outlook (Andrew County) Hauer SSP2

• Today (2025): 17,463 people
• By 2030: 17,412 · -0.3%
• By 2040: 17,051 · -2.4%
• By 2050: 16,359 · -6.3%
• By 2075: 14,483 · -17.1%
• By 2100: 11,788 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Andrew

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.2% · Other 1.3%
• 2008→2024 swing: -29.7pp toward R · 2008: -22.0pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.3 2016: R+50.5 2012: R+33.8 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 228.9899
• 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

+252.8% since first listed

22 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $154,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-11-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-10-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-19 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2017-02-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-02-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-02-08 Listed $600 Heartland MLS as Distributed by MLS Grid
• 2016-11-21 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2013-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-01-12 Listed $16,950 Heartland MLS as Distributed by MLS Grid
• 2007-04-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-03-12 Listed $61,900 Heartland MLS as Distributed by MLS Grid
• 2004-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-11-01 Sold (Public Records) — Public Records
• 2004-10-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-10-01 Listed $56,500 Heartland MLS as Distributed by MLS Grid
• 2004-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-04-23 Listed $43,900 Heartland MLS as Distributed by MLS Grid
• 2004-04-19 Listed $43,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,279 · +8.9% YoY. Source: county tax records.