305 W Third St · Lowry City, MO 64763

$27,500

2 bd · 1.0 ba · 1,348 sqft · Other public records · 6 Days on market

Built 1950 0.25 ac lot

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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
• Appreciation +7.4/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Place to Start! Hard Part has been done! Sub floor is ready to go in! Design it Your Way to suit Your Needs! Great Corner lot and Ready for Your Vision!

Key facts

• Sub floor ready
• Corner lot
• 0.25 acre lot

Tags

• CORNER LOT
• SUB FLOOR READY

Property features AI

Exterior

• Parking: 1 covered parking space; Carport; 1 total parking space; 1-car garage
• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 0.25 acre (about 10,890 sq ft); Directions: In Lowry City, take W Third Street to property

Interior

• Bathrooms: One full bathroom
• Interior features: 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $28k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).

Location & tenants

• Location reads 56/100 on livability (#722 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lakeland R-III (rural): math 23% / reading 40% proficiency, ranked #269 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 3 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($190 loan paydown + $1k appreciation (4.8% local appreciation)).
• St. Clair County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,500

Questions for the listing agent

1. Built in 1950 — 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: 3.97% ✓
• Cap rate: 35.91%
• Cash-on-cash: 105.77%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.40×
• Total profit: $49,312
• Equity at exit: $15,301

10-year hold

• IRR: —
• Equity multiple: 15.53×
• Total profit: $111,855
• Equity at exit: $26,177

Cash invested: $7,700 (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 64763

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $679

Break-even live

Break-even rent $233

Max offer price $27,500

Occupancy floor 33%

Sensitivity live

Price	-10% $694	-5% $686	+0% $679	+5% $671	+10% $663
Rent	-10% $592	-5% $636	+0% $679	+5% $722	+10% $765
Rate	-1.0pp $693	-0.5pp $686	base $679	+0.5pp $672	+1.0pp $664

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $27,500 Pending 6 DOM
2. 2026-06-01
   days on market $27,500 Active 6 DOM
3. 2026-05-31
   days on market $27,500 Active 5 DOM
4. 2026-05-26
   listed $27,500 Active
5. 2026-05-01
   soldstatus
6. 2024-12-13
   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: $338 · $28/mo
• Projected year-2 tax: $338 · $28/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 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $13,101
• − Mortgage interest: −$1,540
• − Property taxes: −$338
• − Insurance: −$138
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$800
• Taxable income: $8,190
• Est. tax owed @ 24.0%: −$1,965
• After-tax cash flow: $6,179/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: Lakeland R-III
• NCES district ID: 2910520
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $32,340
• Composite: 25.69/100
• National rank: #7388
• State rank: #269 of 324 in MO

Livability — Lowry City

• Score: 56/100
• State rank: #722
• US rank: #23091

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: Lowry City, MO
• Population (ZIP): 1,646

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 8,710 people
• By 2030: 8,281 · -4.9%
• By 2040: 7,481 · -14.1%
• By 2050: 6,814 · -21.8%
• By 2075: 5,836 · -33.0%
• By 2100: 4,989 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 4% Iranian 2% Italian 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+60.6) · D 19.2% · R 79.8%
• 2008→2024 swing: -38.7pp toward R · 2008: -21.9pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+59.2 2016: R+55.4 2012: R+33.7 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.83%
• Current HPI: 205.7999
• 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

3 events — show timeline

• 2026-05-26 Listed $27,500 WCAR
• 2026-05-01 Sold (Public Records) — Public Records
• 2024-12-13 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $338 · +12.7% YoY. Source: county tax records.