1060 Millruss Pl · Oronogo, MO 64855

$268,000

3 bd · 2.0 ba · 1,501 sqft · Other · 7 Days on market

Built 2005 0.30 ac lot

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0

Listing remarks

Welcome home to Greenwood Estates! This charming 3 bedroom, 2 bath home features a desirable split floor plan designed for comfort and privacy. The spacious living areas are filled with natural light, creating a warm and inviting atmosphere throughout. Situated on a quiet cul-de-sac, enjoy reduced traffic and a peaceful setting. With a storm shelter in the attached 2-car garage, a large privacy-fenced backyard, and convenient location, this home combines comfort, functionality and accessibility. Don't miss a chance to see all this home has to offer and schedule a private tour today!

Key facts

• Quiet cul-de-sac
• Split floor plan
• Natural light

Tags

• SPLIT FLOOR PLAN
• NATURAL LIGHT
• PRIVACY FENCED BACKYARD
• QUIET CUL-DE-SAC
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached 2-car garage; Garage door opener
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Single family residence (freestanding)
• Construction: Vinyl siding; Block foundation; Built as residential single-family
• Exterior features: Covered porch; Privacy fencing; Shingle roof; Level topography; Lot located on a cul-de-sac; Landscaped yard

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Kitchen island; Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $268k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (40.5% below list).
• Recommended offer: $159k (40.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#156 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Webb City R-VII (suburban): math 53% / reading 60% proficiency, ranked #21 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webb City Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% FRL).
• Market conditions: 20 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $159,333 (40.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $122,762
• Equity at exit: $241,436

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $379,430
• Equity at exit: $520,665

Cash invested: $75,040 (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 64855

• Home prices YoY: 4.7%
• Active inventory: 20
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-362

Break-even live

Break-even rent $2,052

Max offer price $203,986

Occupancy floor —

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Sarah Ct Oronogo, MO	3.0	2.0	1448	$1,700	$1.17	21d	1	0.86mi
745 Short Leaf Ln Oronogo, MO	3.0	2.0	1422	$1,550	$1.09	21d	1	0.88mi
1100 Pawpaw Oronogo, MO	3.0	2.0	1211	$1,550	$1.28	21d	1	1.00mi
609 Short Leaf Ln Oronogo, MO	3.0	2.0	1445	$1,400	$0.97	21d	1	1.02mi
1101 Downy Dr Oronogo, MO	4.0	2.0	1423	$1,749	$1.23	21d	1	1.02mi

Listing history 8 events

1. 2026-06-19
   days on market $268,000 Active 7 DOM
2. 2026-06-18
   days on market $268,000 Active 6 DOM
3. 2026-06-17
   days on market $268,000 Active 5 DOM
4. 2026-06-16
   days on market $268,000 Active 4 DOM
5. 2026-06-15
   days on market $268,000 Active 3 DOM
6. 2026-06-14
   remarks 589-char remark
7. 2026-06-13
   remarks 543-char remark
8. 2026-06-13
   listed $268,000 Active 1 DOM

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $2,600 · $217/mo
• Expected delta: +$1,351/yr (+$113/mo · 108.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $19,120
• − Mortgage interest: −$15,012
• − Property taxes: −$1,248
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$7,796
• Taxable loss: −$9,336
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $-2,108/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: Webb City R-VII
• NCES district ID: 2931500
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $45,022
• Composite: 47.68/100
• National rank: #2244
• State rank: #21 of 324 in MO

Livability — Oronogo

• Score: 69/100
• State rank: #156
• US rank: #8706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oronogo, MO
• City population: 16,360
• Population (ZIP): 2,629

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Scottish 2% Italian 1% Slovak 1%
• Foreign-born: 0% · China

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 254.495
• 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 events — show timeline

• 2026-06-12 Listed $268,000 OGAR
• 2004-09-14 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,248 · +4.8% YoY. Source: county tax records.