1401 6th St · Monett, MO 65708

$62,900

3 bd · 1.0 ba · 2,472 sqft · Other public records

Built 1960 0.41 ac lot ↓ 2% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

Key facts

• 0.41 acre lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $63k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Cap rate 22.4% vs local median 4.8% in Monett — 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 66/100 on livability (#252 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Monett R-I (town): math 33% / reading 45% proficiency, ranked #168 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monett Elem. (471 students, 68% FRL); Monett Middle (math 35% / reading 46%, grade F, #180 of 391 statewide, top 47%, 504 students, 63% FRL) — zoned schools average 65% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $135k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $62,900

Questions for the listing agent

1. Built in 1960 — 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. 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: 2.63% ✓
• Cap rate: 22.42%
• Cash-on-cash: 57.61%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.1%
• Equity multiple: 3.48×
• Total profit: $43,701
• Equity at exit: $9,379

10-year hold

• IRR: 61.1%
• Equity multiple: 7.11×
• Total profit: $107,560
• Equity at exit: $5,438

Cash invested: $17,612 (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 65708

• Home prices YoY: -16.8%
• Active inventory: 118
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $846

Break-even live

Break-even rent $581

Max offer price $62,900

Occupancy floor 44%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2023-02-15
   soldstatus Closed 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

2. 2023-02-15
   soldstatus

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

3. 2023-01-06
   status Pending 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

4. 2022-11-09
   status Active 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

5. 2022-11-04
   historical 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

6. 2022-09-30
   price $195,000 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

7. 2022-08-22
   listed $197,800 Active 215-char remark

   Show marketing remark (215 chars)

   Spacious 2400 sqft ranch in Monett with 4 bedrooms and 2 baths. This home boasts hardwood floors, fireplace and wood burning stove in kitchen. The lot is almost 1/2 an acre with mature trees for a park like setting.

8. 2022-06-29
   listed $200,000 Active
9. 2021-08-27
   soldstatus

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,814
• − Mortgage interest: −$3,523
• − Property taxes: −$1,233
• − Insurance: −$314
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$1,830
• Taxable income: $9,742
• Est. tax owed @ 24.0%: −$2,338
• After-tax cash flow: $7,808/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: Monett R-I
• NCES district ID: 2921120
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $42,139
• Composite: 32.87/100
• National rank: #5609
• State rank: #168 of 324 in MO

Livability — Monett

• Score: 66/100
• State rank: #252
• US rank: #12237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monett, MO
• City population: 12,690
• Population (ZIP): 12,690

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 13% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.13%
• Current HPI: 204.0484
• 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

-2.5% since first listed

9 events — show timeline

• 2023-02-15 Sold (Public Records) — Public Records
• 2023-02-15 Sold (MLS) — SOMO
• 2023-01-06 Pending — SOMO
• 2022-11-09 Relisted — SOMO
• 2022-11-04 Delisted — SOMO
• 2022-09-30 Price Changed $195,000 SOMO
• 2022-08-22 Listed $197,800 SOMO
• 2022-06-29 Listed $200,000 SOMO
• 2021-08-27 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,233 · +8.8% YoY. Source: county tax records.