818 E Mccarty St · Jefferson City, MO 65101

$110,000

2 bd · 1.5 ba · 1,209 sqft · SingleFamily public records · 63 Days on market

Built 1920 3,049 sqft lot Est $164k · 33% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beautiful Fixer Upper is blessed with SO MUCH potential and for ONE INCREDIBLE PRICE!! Can you just imagine the finished product? With Beautiful Arched Entryways, Gorgeous Original Hardwood Floors, High Ceilings with Original Crown Molding, Large Kitchen with Tiled Flooring, Formal Dining, 2 Upstairs Bedrooms with Full Bath, Full Basement, and a Great Fenced Yard with Private Sun Porch. If you overlook this property you will truly miss out on one incredible opportunity that the price just simply cannot be beat!

Key facts

• Convenient location
• 3,049 sq ft lot
• Built 1920

Tags

• ORIGINAL HARDWOOD FLOORS
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and wood siding construction
• Exterior features: 0.07-acre lot

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Propane and electric heating sources; Cooling present
• Interior features: Fireplace; Interior entry full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.7% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,424
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Houchin St	0.62mi	2/1.0	1,241 (+3%)	23mo	$160,000	$129	45
1118 Cordell St	0.68mi	3/1.0 (+1)	1,066 (-12%)	22mo	$145,000	$136	24

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,225
• Equity at exit: $16,401

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $27,669
• Equity at exit: $9,511

Cash invested: $30,800 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $315

Break-even live

Break-even rent $860

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $378	-5% $346	+0% $315	+5% $284	+10% $253
Rent	-10% $216	-5% $266	+0% $315	+5% $365	+10% $415
Rate	-1.0pp $371	-0.5pp $343	base $315	+0.5pp $287	+1.0pp $258

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $110,000 Active 63 DOM
2. 2026-06-18
   days on market $110,000 Active 62 DOM
3. 2026-06-17
   days on market $110,000 Active 61 DOM
4. 2026-06-16
   days on market $110,000 Active 60 DOM
5. 2026-06-15
   days on market $110,000 Active 59 DOM
6. 2026-06-14
   days on market $110,000 Active 57 DOM
7. 2026-06-13
   pricedays on market $110,000 Active 56 DOM
8. 2026-06-10
   days on market $115,000 Active 54 DOM
9. 2026-06-09
   days on market $115,000 Active 53 DOM
10. 2026-06-08
    days on market $115,000 Active 52 DOM
11. 2026-06-07
    days on market $115,000 Active 51 DOM
12. 2026-06-05
    days on market $115,000 Active 48 DOM
13. 2026-06-03
    days on market $115,000 Active 47 DOM
14. 2026-06-02
    days on market $115,000 Active 46 DOM
15. 2026-06-01
    days on market $115,000 Active 45 DOM
16. 2026-05-31
    status $115,000 Active 44 DOM
17. 2026-05-09
    status Pending
18. 2026-04-26
    price $115,000
19. 2026-03-26
    listed $119,900 Active
20. 2018-11-02
    soldstatus 521-char remark

    Show marketing remark (521 chars)

    This Beautiful Fixer Upper is blessed with SO MUCH potential and for ONE INCREDIBLE PRICE!! Can you just imagine the finished product? With Beautiful Arched Entryways, Gorgeous Original Hardwood Floors, High Ceilings with Original Crown Molding, Large Kitchen with Tiled Flooring, Formal Dining, 2 Upstairs Bedrooms with Full Bath, Full Basement, and a Great Fenced Yard with Private Sun Porch. If you overlook this property you will truly miss out on one incredible opportunity that the price just simply cannot be beat!

21. 2018-11-02
    soldstatus

    Show marketing remark (521 chars)

    This Beautiful Fixer Upper is blessed with SO MUCH potential and for ONE INCREDIBLE PRICE!! Can you just imagine the finished product? With Beautiful Arched Entryways, Gorgeous Original Hardwood Floors, High Ceilings with Original Crown Molding, Large Kitchen with Tiled Flooring, Formal Dining, 2 Upstairs Bedrooms with Full Bath, Full Basement, and a Great Fenced Yard with Private Sun Porch. If you overlook this property you will truly miss out on one incredible opportunity that the price just simply cannot be beat!

22. 2018-09-24
    listed $30,000 521-char remark

    Show marketing remark (521 chars)

    This Beautiful Fixer Upper is blessed with SO MUCH potential and for ONE INCREDIBLE PRICE!! Can you just imagine the finished product? With Beautiful Arched Entryways, Gorgeous Original Hardwood Floors, High Ceilings with Original Crown Molding, Large Kitchen with Tiled Flooring, Formal Dining, 2 Upstairs Bedrooms with Full Bath, Full Basement, and a Great Fenced Yard with Private Sun Porch. If you overlook this property you will truly miss out on one incredible opportunity that the price just simply cannot be beat!

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$385/yr (+$32/mo · 56.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,110
• − Mortgage interest: −$6,162
• − Property taxes: −$682
• − Insurance: −$550
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,200
• Taxable income: $2,099
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,279/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

+283.3% since first listed

6 events — show timeline

• 2026-05-09 Pending — JCMLS
• 2026-04-26 Price Changed $115,000 JCMLS
• 2026-03-26 Listed $119,900 JCMLS
• 2018-11-02 Sold (Public Records) — Public Records
• 2018-11-02 Sold (MLS) — JCMLS
• 2018-09-24 Listed $30,000 JCMLS

Property tax history

+2.7%/yr

Latest (2025): $682 · +5.1% YoY. Source: county tax records.