313 W Harrison St · Butler, MO 64730

$120,000

2 bd · 1.0 ba · 1,012 sqft · Other public records · 22 Days on market

Built 1882 7,920 sqft lot

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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
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

GREAT FIXER-UPPER WITH CHARM. This 2 bedroom, 1 bath home has so many possibilities and wonderful features to preserve. your tools and ideas OR tear down and build on this great corner lot!

Key facts

• Formal dining room
• Updated kitchen
• Vinyl plank flooring

Tags

• REMODELED HOME
• SPACIOUS LIVING ROOM
• VINYL PLANK FLOORING
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• UPDATED KITCHEN

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow / Ranch floor plan; One story
• Construction: Vinyl siding; Composition roof; Crawl space and partial unfinished basement; Home is over 100 years old
• Exterior features: Corner lot; Lot dimensions approximately 60 x 132 feet

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans in bedrooms; Formal dining area
• Laundry & utility: Washer; Laundry located off the kitchen; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (33.2% below list).
• Recommended offer: $80k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.2% in Butler — 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 63/100 on livability (#362 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Butler R-V (town): math 28% / reading 41% proficiency, ranked #233 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Butler Elem. (math 29% / reading 36%, grade F, #751 of 1,115 statewide, top 68%, 420 students, 57% FRL); Butler High (math 26% / reading 47%, grade F, #312 of 521 statewide, top 60%, 504 students, 46% FRL).
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Bates County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Bates County population projected at -22% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,100 (33.2% 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. Built in 1882 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
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: 0.67% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 12.5

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $60,082
• Equity at exit: $108,106

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $180,917
• Equity at exit: $233,134

Cash invested: $33,600 (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 64730

• Home prices YoY: 9.4%
• Active inventory: 47
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-82

Break-even live

Break-even rent $905

Max offer price $105,537

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-48	+0% $-82	+5% $-116	+10% $-150
Rent	-10% $-145	-5% $-114	+0% $-82	+5% $-50	+10% $-19
Rate	-1.0pp $-21	-0.5pp $-51	base $-82	+0.5pp $-113	+1.0pp $-145

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
PA2 Butler, MO	3.0	2.0	1447	$801	$0.55	45d	1	0.98mi

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 22 DOM
2. 2026-06-21
   days on market $120,000 Active 21 DOM
3. 2026-06-18
   days on market $120,000 Active 19 DOM
4. 2026-06-17
   days on market $120,000 Active 18 DOM
5. 2026-06-16
   days on market $120,000 Active 17 DOM
6. 2026-06-15
   days on market $120,000 Active 16 DOM
7. 2026-06-13
   days on market $120,000 Active 14 DOM
8. 2026-06-12
   days on market $120,000 Active 13 DOM
9. 2026-06-09
   days on market $120,000 Active 10 DOM
10. 2026-06-08
    days on market $120,000 Active 9 DOM
11. 2026-06-07
    days on market $120,000 Active 8 DOM
12. 2026-06-05
    days on market $120,000 Active 6 DOM
13. 2026-06-04
    days on market $120,000 Active 4 DOM
14. 2026-06-02
    days on market $120,000 Active 3 DOM
15. 2026-06-01
    days on market $120,000 Active 2 DOM
16. 2026-05-31
    remarks 482-char remark
17. 2026-05-31
    listed $120,000 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: $424 · $35/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$740/yr (+$62/mo · 174.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,612
• − Mortgage interest: −$6,722
• − Property taxes: −$424
• − Insurance: −$600
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$3,491
• Taxable loss: −$3,163
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $-223/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: Butler R-V
• NCES district ID: 2906360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $36,896
• Composite: 28.63/100
• National rank: #6705
• State rank: #233 of 324 in MO

Livability — Butler

• Score: 63/100
• State rank: #362
• US rank: #15944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler, MO
• Population (ZIP): 6,550

Population outlook (Bates County) Hauer SSP2

• Today (2025): 15,295 people
• By 2030: 14,644 · -4.3%
• By 2040: 13,282 · -13.2%
• By 2050: 11,944 · -21.9%
• By 2075: 9,442 · -38.3%
• By 2100: 7,372 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bates

• 2024 margin: Solid R (+61.6) · D 18.7% · R 80.4%
• 2008→2024 swing: -42.8pp toward R · 2008: -18.9pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+58.5 2016: R+54.6 2012: R+31.7 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.64%
• Current HPI: 251.7196
• 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

+242.9% since first listed

16 events — show timeline

• 2026-05-30 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-10 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-08 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-06-18 Sold (Public Records) — Public Records
• 2024-10-04 Sold (Public Records) — Public Records
• 2024-10-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-09-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-25 Price Changed $20,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-11 Price Changed $24,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-25 Price Changed $27,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-21 Listed $35,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $424 · +6.6% YoY. Source: county tax records.