8825 Loring Rd · Grovespring, MO 65662

$69,900

2 bd · 1.0 ba · 896 sqft · Other · 278 Days on market

Built 1950 3.35 ac lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

Key facts

• Pasture
• Small farm
• Fence

Tags

• SMALL FARM
• PASTURE
• FENCE
• FLAT LAND
• BIGGEST WHITE OAK TREES
• MINUTES TO MODERN SHOPPES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hartville R-II (rural): math 26% / reading 44% proficiency, ranked #236 of 324 in MO (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wright County population projected at -28% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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 1950 — 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. 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: 1.22% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.28×
• Total profit: $25,125
• Equity at exit: $31,639

10-year hold

• IRR: 23.4%
• Equity multiple: 4.37×
• Total profit: $65,988
• Equity at exit: $48,922

Cash invested: $19,572 (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 65662

• Home prices YoY: 1.5%
• Active inventory: 8
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $260

Break-even live

Break-even rent $521

Max offer price $69,900

Occupancy floor 64%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 278 DOM
2. 2026-06-17
   days on market $69,900 Active 277 DOM
3. 2026-06-16
   days on market $69,900 Active 276 DOM
4. 2026-06-15
   days on market $69,900 Active 275 DOM
5. 2026-06-13
   days on market $69,900 Active 273 DOM
6. 2026-06-12
   days on market $69,900 Active 272 DOM
7. 2026-06-09
   days on market $69,900 Active 269 DOM
8. 2026-06-08
   days on market $69,900 Active 268 DOM
9. 2026-06-07
   days on market $69,900 Active 267 DOM
10. 2026-06-07
    days on market $69,900 Active 266 DOM
11. 2026-06-04
    days on market $69,900 Active 263 DOM
12. 2026-06-02
    days on market $69,900 Active 262 DOM
13. 2026-06-01
    days on market $69,900 Active 261 DOM
14. 2026-05-31
    days on market $69,900 Active 260 DOM
15. 2026-04-07
    price $69,900 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

16. 2026-03-20
    price $72,900 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

17. 2026-03-03
    status Active 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

18. 2026-03-03
    price $74,900 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

19. 2025-10-25
    price $78,000 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

20. 2025-09-11
    listed $79,500 Active 358-char remark

    Show marketing remark (358 chars)

    Time to get away from the big and move to the small peaceful country setting?? Then pack your bag and give this one a look!!!! Small farm with pasture and fence , Land is flat and has some of the Biggest white oak trees in Wright County. Just a few minutes to all the modern shoppes and less than . 5 miles to Blacktop Highway. Come give this some attension.

21. 2025-08-08
    soldstatus Closed
22. 2025-07-26
    status Pending
23. 2025-07-21
    listed $65,000 Active

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$490/yr (+$41/mo · 260.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,193
• − Mortgage interest: −$3,915
• − Property taxes: −$188
• − Insurance: −$350
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,033
• Taxable income: $2,076
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,618/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: Hartville R-II
• NCES district ID: 2913770
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $31,644
• Composite: 28.52/100
• National rank: #6734
• State rank: #236 of 324 in MO

Livability — Grovespring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,167

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Polish 8% Italian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 11%

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.05%
• Current HPI: 206.0943
• 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

+7.5% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $69,900 SOMO
• 2026-03-20 Price Changed $72,900 SOMO
• 2026-03-03 Relisted — SOMO
• 2026-03-03 Price Changed $74,900 SOMO
• 2025-10-25 Price Changed $78,000 SOMO
• 2025-09-11 Listed $79,500 SOMO
• 2025-08-08 Sold (MLS) — SOMO
• 2025-07-26 Pending — SOMO
• 2025-07-21 Listed $65,000 SOMO

Property tax history

+2.5%/yr

Latest (2025): $188 · +2.2% YoY. Source: county tax records.