238 S Clompton St · Dadeville, MO 65635

$99,900

2 bd · 1.0 ba · 1,044 sqft · Other public records · 265 Days on market

Built 1931 1.20 ac lot $96/sqft · 32% below area Est $148k · 33% under ↓ 15% since listing

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +6.5/10.0
• Schools +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1931 Two-Story Home - Minutes from Stockton Lake!This classic 1931 two-story home offers good, solid bones and is ready for your personal touch. Move in now and remodel at your convenience!Features:New vinyl flooring in kitchen & bathroom2 mini-split units for efficient heating & coolingSpacious 1.2-acre shaded yard - perfect for outdoor livingVinyl siding for low maintenancePeaceful, quiet neighborhood settingEnjoy small-town charm just minutes from Stockton Lake - ideal for fishing, boating, and relaxation. Don't miss this opportunity to own a character-filled home with room to grow! Last pictures shows, new flooring installed in the home.

Key facts

• 1.2-acre shaded yard
• Vinyl siding
• Mini-split units

Tags

• MINI-SPLIT UNITS
• 1.2-ACRE SHADED YARD
• VINYL SIDING
• PEACEFUL QUIET NEIGHBORHOOD
• MINUTES FROM STOCKTON LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (4.8% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#379 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dadeville R-II (rural): math 60% / reading 65% proficiency, ranked #32 of 535 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Dade County population projected at -24% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $148,031
• List price: $99,900
• Delta: -32.51%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.74×
• Total profit: $20,788
• Equity at exit: $44,989

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $61,672
• Equity at exit: $69,388

Cash invested: $27,972 (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 65635

• Home prices YoY: 1.7%
• Active inventory: 7
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $137

Break-even live

Break-even rent $777

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $193	-5% $165	+0% $137	+5% $109	+10% $80
Rent	-10% $62	-5% $99	+0% $137	+5% $174	+10% $212
Rate	-1.0pp $187	-0.5pp $162	base $137	+0.5pp $111	+1.0pp $85

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,900 Active 265 DOM
2. 2026-06-18
   days on market $99,900 Active 263 DOM
3. 2026-06-17
   days on market $99,900 Active 262 DOM
4. 2026-06-16
   days on market $99,900 Active 261 DOM
5. 2026-06-15
   days on market $99,900 Active 260 DOM
6. 2026-06-13
   days on market $99,900 Active 258 DOM
7. 2026-06-12
   days on market $99,900 Active 257 DOM
8. 2026-06-09
   days on market $99,900 Active 254 DOM
9. 2026-06-08
   days on market $99,900 Active 253 DOM
10. 2026-06-07
    days on market $99,900 Active 252 DOM
11. 2026-06-05
    pricedays on market $99,900 Active 250 DOM
12. 2026-06-04
    days on market $109,900 Active 248 DOM
13. 2026-06-02
    days on market $109,900 Active 247 DOM
14. 2026-06-01
    days on market $109,900 Active 246 DOM
15. 2026-05-31
    days on market $109,900 Active 245 DOM
16. 2026-04-29
    price $109,900 670-char remark

    Show marketing remark (670 chars)

    Charming 1931 Two-Story Home - Minutes from Stockton Lake!This classic 1931 two-story home offers good, solid bones and is ready for your personal touch. Move in now and remodel at your convenience!Features:New vinyl flooring in kitchen & bathroom2 mini-split units for efficient heating & coolingSpacious 1.2-acre shaded yard - perfect for outdoor livingVinyl siding for low maintenancePeaceful, quiet neighborhood settingEnjoy small-town charm just minutes from Stockton Lake - ideal for fishing, boating, and relaxation. Don't miss this opportunity to own a character-filled home with room to grow! Last pictures shows, new flooring installed in the home.

17. 2026-04-04
    price $114,900 670-char remark

    Show marketing remark (670 chars)

    Charming 1931 Two-Story Home - Minutes from Stockton Lake!This classic 1931 two-story home offers good, solid bones and is ready for your personal touch. Move in now and remodel at your convenience!Features:New vinyl flooring in kitchen & bathroom2 mini-split units for efficient heating & coolingSpacious 1.2-acre shaded yard - perfect for outdoor livingVinyl siding for low maintenancePeaceful, quiet neighborhood settingEnjoy small-town charm just minutes from Stockton Lake - ideal for fishing, boating, and relaxation. Don't miss this opportunity to own a character-filled home with room to grow! Last pictures shows, new flooring installed in the home.

18. 2025-10-15
    price $119,900 670-char remark

    Show marketing remark (670 chars)

    Charming 1931 Two-Story Home - Minutes from Stockton Lake!This classic 1931 two-story home offers good, solid bones and is ready for your personal touch. Move in now and remodel at your convenience!Features:New vinyl flooring in kitchen & bathroom2 mini-split units for efficient heating & coolingSpacious 1.2-acre shaded yard - perfect for outdoor livingVinyl siding for low maintenancePeaceful, quiet neighborhood settingEnjoy small-town charm just minutes from Stockton Lake - ideal for fishing, boating, and relaxation. Don't miss this opportunity to own a character-filled home with room to grow! Last pictures shows, new flooring installed in the home.

19. 2025-09-29
    listed $129,900 Active 670-char remark

    Show marketing remark (670 chars)

    Charming 1931 Two-Story Home - Minutes from Stockton Lake!This classic 1931 two-story home offers good, solid bones and is ready for your personal touch. Move in now and remodel at your convenience!Features:New vinyl flooring in kitchen & bathroom2 mini-split units for efficient heating & coolingSpacious 1.2-acre shaded yard - perfect for outdoor livingVinyl siding for low maintenancePeaceful, quiet neighborhood settingEnjoy small-town charm just minutes from Stockton Lake - ideal for fishing, boating, and relaxation. Don't miss this opportunity to own a character-filled home with room to grow! Last pictures shows, new flooring installed in the home.

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$386/yr (+$32/mo · 66.1%)

ⓘ 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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,409
• − Mortgage interest: −$5,596
• − Property taxes: −$583
• − Insurance: −$500
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,906
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $1,644/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: Dadeville R-II
• NCES district ID: 2910440
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $41,479
• Composite: 53.84/100
• National rank: #3051
• State rank: #32 of 535 in MO

Livability — Dadeville

• Score: 62/100
• State rank: #379
• US rank: #16692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dadeville, MO
• Population (ZIP): 665

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Italian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 2% · Vietnam, Canada, Guatemala
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 176.0007
• 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

-15.4% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $109,900 SOMO
• 2026-04-04 Price Changed $114,900 SOMO
• 2025-10-15 Price Changed $119,900 SOMO
• 2025-09-29 Listed $129,900 SOMO

Property tax history

+1.9%/yr

Latest (2025): $583 · +23.8% YoY. Source: county tax records.