714 Frisco St · Monett, MO 65708

$165,000

3 bd · 3.0 ba · 2,180 sqft · SingleFamily public records · 27 Days on market

Built 1900 0.25 ac lot Est $249k · 34% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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

GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, living room, hearth room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

Key facts

• Half bath
• Detached bonus space
• Built in sideboard

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• BUILT IN SIDEBOARD
• STAINED GLASS WINDOW ACCENTS
• DETACHED BONUS SPACE
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); Monett High (math 37% / reading 55%, grade D-, #170 of 521 statewide, top 33%, 746 students, 51% FRL).
• Market conditions: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• 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 $162,525 (1.5% 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. 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: 1.03% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $248,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N Lincoln Ave	0.18mi	3/2.5	2,163 (-1%)	12mo	$239,000	$110	78
306 W County St	0.12mi	3/2.0	2,395 (+10%)	2mo	$208,000	$87	72
709 Frisco St	0.06mi	3/2.5	2,116 (-3%)	23mo	$239,000	$113	72
712 Frisco St	0.01mi	4/3.0 (+1)	1,927 (-12%)	13mo	$210,000	$109	65
410 N Eisenhower St	0.48mi	3/2.0	2,141 (-2%)	10mo	$239,900	$112	62
1309 N Central Ave	0.51mi	4/3.0 (+1)	2,069 (-5%)	1mo	$229,900	$111	62
1017 Oakdale Ln	0.33mi	3/2.5	2,300 (+6%)	15mo	$279,900	$122	61
103 Penzance St	0.58mi	4/3.0 (+1)	2,054 (-6%)	7mo	$279,900	$136	52
7 Sunset Dr	0.40mi	2/2.0 (-1)	2,080 (-5%)	17mo	$239,000	$115	50
1016 5th St	0.42mi	4/3.0 (+1)	2,040 (-6%)	18mo	$235,000	$115	50
210 W Cleveland Ave	0.20mi	4/2.0 (+1)	1,940 (-11%)	21mo	$319,000	$164	46
315 W Nellie Ave	0.54mi	4/3.5 (+1)	1,928 (-12%)	10mo	$219,900	$114	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,049
• Equity at exit: $24,602

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $25,499
• Equity at exit: $14,266

Cash invested: $46,200 (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: 122
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $357

Break-even live

Break-even rent $1,250

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $451	-5% $404	+0% $357	+5% $311	+10% $264
Rent	-10% $223	-5% $290	+0% $357	+5% $425	+10% $492
Rate	-1.0pp $440	-0.5pp $399	base $357	+0.5pp $315	+1.0pp $271

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Whitley Ln Monett, MO	4.0	2.0	1559	$1,750	$1.12	14d	1	0.81mi
47 Whitley Ln Monett, MO	4.0	2.0	1559	$1,695	$1.09	14d	1	0.81mi
1105 13th St Monett, MO	3.0	2.0	1526	$1,650	$1.08	14d	1	0.99mi

Listing history 10 events

1. 2026-01-28
   status Pending
2. 2026-01-05
   status Active
3. 2025-12-07
   status Pending
4. 2025-12-03
   listed $165,000 Active
5. 2024-08-30
   soldstatus Closed 403-char remark

   Show marketing remark (396 chars)

   GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

6. 2024-08-30
   soldstatus Closed 396-char remark

   Show marketing remark (396 chars)

   GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

7. 2024-07-08
   status Pending 403-char remark

   Show marketing remark (396 chars)

   GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

8. 2024-07-08
   status Pending 396-char remark

   Show marketing remark (396 chars)

   GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

9. 2024-06-22
   listed $139,000 Active 403-char remark

   Show marketing remark (396 chars)

   GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

10. 2024-06-22
    listed $139,000 Active 396-char remark

    Show marketing remark (396 chars)

    GREAT OPPORTUNITY TO OWN THIS SPACIOUS HOME LOCATED ON A CORNER LOT. Lots of the old charm still intact. There are three bedrooms and a full bath upstairs. Downstairs there is formal dining with built-in cabinetry, kitchen, large living room with fireplace and a large entry with staircase. There is also a shop building with a 1/2 bath, office area, kitchenette, mower shed and attached carport.

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$963/yr (+$80/mo · 151.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,422
• − Mortgage interest: −$9,243
• − Property taxes: −$638
• − Insurance: −$825
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,800
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,892/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 (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

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 · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

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

+18.7% since first listed

10 events — show timeline

• 2026-01-28 Pending — SOMO
• 2026-01-05 Relisted — SOMO
• 2025-12-07 Pending — SOMO
• 2025-12-03 Listed $165,000 SOMO
• 2024-08-30 Sold (MLS) — SOMO
• 2024-08-30 Sold (MLS) — OGAR
• 2024-07-08 Pending — OGAR
• 2024-07-08 Pending — SOMO
• 2024-06-22 Listed $139,000 OGAR
• 2024-06-22 Listed $139,000 SOMO

Property tax history

+0.9%/yr

Latest (2025): $638 · +8.9% YoY. Source: county tax records.