519 S Gilman Ave · Wheaton, MO 64874

$84,900

2 bd · 1.0 ba · 1,058 sqft · SingleFamily · 26 Days on market

Built 1930 Poor condition 0.28 ac lot Est $83k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• ARV discount +6.2/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Charming & Affordable Home on the Edge of Town!Nestled on a spacious 0.28-acre lot right on the edge of Wheaton, this affordable 2-story home is packed with potential and ready for its next owner. The main floor features a comfortable layout with 2 bedrooms and a full bath. Upstairs, you'll find a versatile bonus room that has successfully been utilized as a 3rd bedroom, perfect for a growing family, home office, or hobby space. Car enthusiasts and hobbyists will love the exterior features, boasting a large 2-car attached garage plus an additional 3-car parking or workspace behind it. Don't miss this fantastic opportunity to own a budget-friendly home with plenty of space to spread out!

Key facts

• Versatile bonus room
• 0.28 acre lot
• 2 garage spots

Tags

• SPACIOUS 0.28-ACRE LOT
• VERSATILE BONUS ROOM
• LARGE 2-CAR ATTACHED GARAGE
• ADDITIONAL 3-CAR PARKING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Residential single-family freestanding property
• Construction: Vinyl siding
• Exterior features: Chain link fence; Metal roof; Home warranty included

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Fireplace insert and pellet stove for heating
• Interior features: Dishwasher; Vinyl and wood flooring; Fireplace with insert (wood burning) and pellet stove; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#296 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Wheaton R-III (rural): math 26% / reading 36% proficiency, ranked #271 of 324 in MO (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wheaton Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 250 students, 58% FRL); Wheaton High (math 17% / reading 37%, grade F, #420 of 521 statewide, top 82%, 181 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Barry County population projected at -13% 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $82,524
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 N Gilman Ave	0.35mi	2/2.0	1,192 (+13%)	17mo	$84,900	$71	44
122 Allman Ave	0.50mi	2/1.0	1,160 (+10%)	21mo	$89,900	$78	43

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: 15.8%
• Equity multiple: 1.90×
• Total profit: $21,363
• Equity at exit: $38,175

10-year hold

• IRR: 17.4%
• Equity multiple: 3.54×
• Total profit: $60,497
• Equity at exit: $58,832

Cash invested: $23,772 (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 64874

• Active inventory: 9
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $175

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 77%

Sensitivity live

Price	-10% $233	-5% $204	+0% $175	+5% $145	+10% $116
Rent	-10% $98	-5% $137	+0% $175	+5% $213	+10% $251
Rate	-1.0pp $217	-0.5pp $196	base $175	+0.5pp $153	+1.0pp $130

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   statusdays on market $84,900 Pending 26 DOM
2. 2026-06-13
   days on market $84,900 Active 25 DOM
3. 2026-06-12
   days on market $84,900 Active 24 DOM
4. 2026-06-09
   days on market $84,900 Active 21 DOM
5. 2026-06-08
   days on market $84,900 Active 20 DOM
6. 2026-06-07
   days on market $84,900 Active 19 DOM
7. 2026-06-05
   days on market $84,900 Active 17 DOM

   Show marketing remark (701 chars)

   Charming & Affordable Home on the Edge of Town!Nestled on a spacious 0.28-acre lot right on the edge of Wheaton, this affordable 2-story home is packed with potential and ready for its next owner. The main floor features a comfortable layout with 2 bedrooms and a full bath. Upstairs, you'll find a versatile bonus room that has successfully been utilized as a 3rd bedroom, perfect for a growing family, home office, or hobby space. Car enthusiasts and hobbyists will love the exterior features, boasting a large 2-car attached garage plus an additional 3-car parking or workspace behind it. Don't miss this fantastic opportunity to own a budget-friendly home with plenty of space to spread out!

8. 2026-06-04
   days on market $84,900 Active 15 DOM
9. 2026-06-02
   days on market $84,900 Active 14 DOM
10. 2026-06-01
    days on market $84,900 Active 13 DOM
11. 2026-05-31
    days on market $84,900 Active 12 DOM
12. 2026-05-12
    listed $80,000 Active 396-char remark
13. 2023-05-28
    status Active
14. 2023-05-17
    status Pending
15. 2023-05-12
    listed $92,000 Active
16. 2020-04-03
    soldstatus
17. 2019-11-12
    listed $52,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $11,565
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,470
• Taxable income: $791
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,906/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to current standards, significantly impacting its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Aged appearance
• Major HVAC/mechanicals — Likely outdated and inefficient
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and value
• Both roof replacement — Enhances safety and value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated and inefficient	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and value ↑
• Both roof replacement — Enhances safety and value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wheaton R-III
• NCES district ID: 2931950
• Math proficiency: 26% ▲ 6.00%
• Reading proficiency: 36% ▲ 5.00%
• Median HH income: $33,531
• Composite: 25.42/100
• National rank: #7456
• State rank: #271 of 324 in MO

Livability — Wheaton

• Score: 64/100
• State rank: #296
• US rank: #13636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheaton, MO
• Population (ZIP): 461

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: —
• Current HPI: —
• 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

+63.3% since first listed

9 events — show timeline

• 2026-06-15 Pending — OGAR
• 2026-06-05 Pending — SOMO
• 2026-05-18 Listed $84,900 SOMO
• 2026-05-18 Listed $84,900 OGAR
• 2023-05-28 Relisted — SOMO
• 2023-05-17 Pending — SOMO
• 2023-05-12 Listed $92,000 SOMO
• 2020-04-03 Sold (MLS) — SOMO
• 2019-11-12 Listed $52,000 SOMO