304 E Benton St · Windsor, MO 65360

$135,000

4 bd · 1.5 ba · 1,100 sqft · Other public records · 64 Days on market

Built 1900 8,640 sqft lot $123/sqft · 45% above area Est $159k · 15% 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).

• ARV discount +14.3/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Beautiful 4 bed, 1.5 bath two-story home full of timeless character, ideally located just five blocks from downtown Windsor. Enjoy relaxing on the large wraparound covered front porch, perfect for morning coffee or evening unwinding. Inside, you’ll find newer replacement windows that flood the home with natural light, highlighting the original window and baseboard trim that showcase its authentic charm. The living space features a stunning original brick wood-burning fireplace, adding warmth and classic appeal. The kitchen offers beautiful solid wood cabinetry and a window that brings in even more natural light, creating a bright and inviting space. The property also features a convenient driveway with alley access, offering added functionality and ease of entry.

Key facts

• Solid wood cabinetry
• 8,640 sq ft lot
• Built 1900

Tags

• WRAPAROUND COVERED FRONT PORCH
• NEW REPLACEMENT WINDOWS
• SOLID WOOD CABINETRY
• DRIVEWAY WITH ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (30.2% below list).
• Recommended offer: $94k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Windsor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#288 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Henry County R-I (town): math 27% / reading 34% proficiency, ranked #270 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.

Recommended offer $94,282 (30.2% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.70% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (median comp): $159,190
• List price: $135,000
• Delta: -15.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.82×
• Total profit: $68,644
• Equity at exit: $121,619

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $205,831
• Equity at exit: $262,275

Cash invested: $37,800 (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 65360

• Home prices YoY: 9.7%
• Active inventory: 46
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-76

Break-even live

Break-even rent $1,039

Max offer price $121,615

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   listing id $135,000 Active 64 DOM
2. 2026-06-16
   days on market $135,000 Active 64 DOM
3. 2026-06-15
   days on market $135,000 Active 63 DOM
4. 2026-06-14
   days on market $135,000 Active 61 DOM
5. 2026-06-12
   days on market $135,000 Active 60 DOM
6. 2026-06-09
   days on market $135,000 Active 57 DOM
7. 2026-06-08
   days on market $135,000 Active 56 DOM
8. 2026-06-07
   days on market $135,000 Active 55 DOM
9. 2026-06-02
   days on market $135,000 Active 50 DOM
10. 2026-06-01
    days on market $135,000 Active 49 DOM
11. 2026-05-31
    days on market $135,000 Active 48 DOM
12. 2026-05-30
    days on market $135,000 Active 47 DOM
13. 2026-04-13
    listed $135,000 Active 779-char remark

    Show marketing remark (782 chars)

    Beautiful 4 bed, 1.5 bath two-story home full of timeless character, ideally located just five blocks from downtown Windsor. Enjoy relaxing on the large wraparound covered front porch, perfect for morning coffee or evening unwinding. Inside, you’ll find huge new replacement windows that flood the home with natural light, highlighting the original window and baseboard trim that showcase its authentic charm. The living space features a stunning original brick wood-burning fireplace, adding warmth and classic appeal. The kitchen offers beautiful solid wood cabinetry and a window that brings in even more natural light, creating a bright and inviting space. The property also features a convenient driveway with alley access, offering added functionality and ease of entry.

14. 2026-04-13
    listed $135,000 Active 782-char remark

    Show marketing remark (782 chars)

    Beautiful 4 bed, 1.5 bath two-story home full of timeless character, ideally located just five blocks from downtown Windsor. Enjoy relaxing on the large wraparound covered front porch, perfect for morning coffee or evening unwinding. Inside, you’ll find huge new replacement windows that flood the home with natural light, highlighting the original window and baseboard trim that showcase its authentic charm. The living space features a stunning original brick wood-burning fireplace, adding warmth and classic appeal. The kitchen offers beautiful solid wood cabinetry and a window that brings in even more natural light, creating a bright and inviting space. The property also features a convenient driveway with alley access, offering added functionality and ease of entry.

15. 2025-08-28
    price $145,000
16. 2025-07-24
    listed $155,000 Active
17. 2022-05-27
    soldstatus Closed
18. 2022-05-06
    historical
19. 2022-02-07
    listed $44,000
20. 2016-04-11
    soldstatus
21. 2015-08-02
    listed $68,000
22. 1994-08-01
    soldstatus

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$633/yr (+$53/mo · 93.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $11,314
• − Mortgage interest: −$7,562
• − Property taxes: −$677
• − Insurance: −$675
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$3,927
• Taxable loss: −$3,337
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $-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: Henry County R-I
• NCES district ID: 2932110
• Math proficiency: 27% ▲ 3.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $38,839
• Composite: 25.53/100
• National rank: #7434
• State rank: #270 of 324 in MO

Livability — Windsor

• Score: 65/100
• State rank: #288
• US rank: #13335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, MO
• City population: 4,526
• Population (ZIP): 4,526

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.82%
• Current HPI: 279.7789
• 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

+98.5% since first listed

10 events — show timeline

• 2026-04-13 Listed $135,000 WCAR
• 2026-04-13 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $145,000 WCAR
• 2025-07-24 Listed $155,000 WCAR
• 2022-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-05-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-02-07 Listed $44,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-08-02 Listed $68,000 Heartland MLS as Distributed by MLS Grid
• 1994-08-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $677 · -0.1% YoY. Source: county tax records.