11325 Sherman St · Weaubleau, MO 65774

$18,000

3 bd · 1.0 ba · 885 sqft · Other public records · 25 Days on market

Built 1880

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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 +15.0/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity for investors or anyone looking for a project! This as-is home in the quiet town of Weaubleau offers solid potential for someone ready to remodel and make it their own. The home needs renovation and is being sold as-is, but it sits on a large lot with additional possibilities. The property may allow the lot to be split to build an additional home, making it a great option for investors, builders, or buyers looking to add value. Located in a peaceful rural area while still within driving distance of larger towns, this property has excellent upside for the right buyer. [email protected]

Key facts

• Peaceful rural area
• Large lot
• Built 1880

Tags

• LARGE LOT
• PEACEFUL RURAL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $18k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#706 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Weaubleau R-III (rural): math 45% / reading 60% proficiency, ranked #103 of 535 in MO (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($124 loan paydown + $2k appreciation (9.5% 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 (9.5% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,730 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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 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?
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: 4.93% ✓
• Cap rate: 45.46%
• Cash-on-cash: 139.90%
• DSCR: 7.22
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.26×
• Total profit: $46,664
• Equity at exit: $15,611

10-year hold

• IRR: —
• Equity multiple: 22.40×
• Total profit: $107,864
• Equity at exit: $33,042

Cash invested: $5,040 (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 65774

• Home prices YoY: 5.4%
• Active inventory: 15
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $588

Break-even live

Break-even rent $144

Max offer price $18,000

Occupancy floor 29%

Sensitivity live

Price	-10% $598	-5% $593	+0% $588	+5% $582	+10% $577
Rent	-10% $517	-5% $553	+0% $588	+5% $623	+10% $658
Rate	-1.0pp $597	-0.5pp $592	base $588	+0.5pp $583	+1.0pp $578

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $18,000 Active 25 DOM
2. 2026-06-18
   days on market $18,000 Active 23 DOM
3. 2026-06-17
   days on market $18,000 Active 22 DOM
4. 2026-06-16
   days on market $18,000 Active 21 DOM
5. 2026-06-15
   days on market $18,000 Active 20 DOM
6. 2026-06-13
   days on market $18,000 Active 18 DOM
7. 2026-06-12
   days on market $18,000 Active 17 DOM
8. 2026-06-09
   days on market $18,000 Active 14 DOM
9. 2026-06-08
   days on market $18,000 Active 13 DOM
10. 2026-06-07
    days on market $18,000 Active 12 DOM
11. 2026-06-07
    days on market $18,000 Active 11 DOM
12. 2026-06-04
    days on market $18,000 Active 8 DOM
13. 2026-06-02
    days on market $18,000 Active 7 DOM
14. 2026-06-01
    days on market $18,000 Active 6 DOM
15. 2026-05-31
    days on market $18,000 Active 5 DOM
16. 2026-05-26
    listed $18,000 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: $139 · $12/mo
• Projected year-2 tax: $175 · $15/mo
• Expected delta: +$36/yr (+$3/mo · 26.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $10,648
• − Mortgage interest: −$1,008
• − Property taxes: −$139
• − Insurance: −$90
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$524
• Taxable income: $7,184
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,327/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: Weaubleau R-III
• NCES district ID: 2931460
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $34,650
• Composite: 45.28/100
• National rank: #5750
• State rank: #103 of 535 in MO

Livability — Weaubleau

• Score: 56/100
• State rank: #706
• US rank: #22877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weaubleau, MO
• Population (ZIP): 1,036

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Italian 10% Slovak 3% Russian 2%

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: ▲ 9.54%
• Current HPI: 187.3217
• 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

• 2026-05-26 Listed $18,000 FSBO.com

Property tax history

+1.9%/yr

Latest (2025): $139 · +7.7% YoY. Source: county tax records.