114 E Phillips Ave · Lilbourn, MO 63862

$49,900

2 bd · 1.0 ba · 1,153 sqft · Other public records · 4 Days on market

Built 1977 8,969 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Affordable opportunity in the heart of Lilbourn. This approximately 1,153-square-foot home offers comfortable living space, a functional floor plan, and excellent potential for homeowners or investors alike. The property features a brick exterior, central heating and cooling, multiple bedrooms, and a spacious living area designed for everyday living. A covered carport provides convenient parking and additional protection from the elements. Situated on a residential lot in an established neighborhood, this property offers easy access to local amenities while maintaining the charm of small-town living. Whether you are looking for a primary residence, rental property, or investment opportunity

Key facts

• Residential lot
• Brick exterior
• Covered carport

Tags

• BRICK EXTERIOR
• CENTRAL HEATING AND COOLING
• COVERED CARPORT
• RESIDENTIAL LOT
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Living area reported as 1,153 (per assessor)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Single phase electric; Cable connected, electricity connected, water connected, sewer connected
• Home design: Single family residence; One story; Residential property
• Construction: Brick veneer and frame construction; Architectural shingle roof; Slab foundation; Built year per assessor
• Exterior features: Front yard and back yard; Paved lot

Interior

• Kitchen: Microwave, Free-Standing Electric Range, Refrigerator, Dishwasher not listed
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric heating; Central air; Dryer, Washer, Microwave, Free-Standing Electric Range, Refrigerator, Electric water heater
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#402 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• New Madrid County R-I (rural): math 20% / reading 31% proficiency, ranked #291 of 324 in MO (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lilbourn Elementary (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 236 students, 100% FRL); Central High School (math 2% / reading 32%, grade F, #483 of 521 statewide, top 93%, 400 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 11 units permitted in New Madrid County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $345 of loan paydown is wiped out by about $352 of value loss. Plan a longer hold.
• New Madrid County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.32%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.50×
• Total profit: $20,890
• Equity at exit: $12,753

10-year hold

• IRR: 36.1%
• Equity multiple: 4.86×
• Total profit: $53,869
• Equity at exit: $14,004

Cash invested: $13,972 (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 63862

• Home prices YoY: -0.3%
• Active inventory: 3
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $376

Break-even live

Break-even rent $436

Max offer price $49,900

Occupancy floor 54%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   statusdays on market $49,900 Pending 4 DOM
2. 2026-06-13
   days on market $49,900 Active 3 DOM
3. 2026-06-12
   remarks 699-char remark
4. 2026-06-12
   listed $49,900 Active 2 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: $747 · $62/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $10,952
• − Mortgage interest: −$2,795
• − Property taxes: −$747
• − Insurance: −$250
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$1,452
• Taxable income: $3,957
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $3,566/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: New Madrid County R-I
• NCES district ID: 2900004
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $31,286
• Composite: 20.64/100
• National rank: #8543
• State rank: #291 of 324 in MO

Livability — Lilbourn

• Score: 62/100
• State rank: #402
• US rank: #17189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lilbourn, MO
• Population (ZIP): 1,315

Population outlook (New Madrid County) Hauer SSP2

• Today (2025): 16,712 people
• By 2030: 15,845 · -5.2%
• By 2040: 14,152 · -15.3%
• By 2050: 12,604 · -24.6%
• By 2075: 9,478 · -43.3%
• By 2100: 7,157 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 10%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%

Political lean MEDSL · New Madrid

• 2024 margin: Solid R (+53.5) · D 22.9% · R 76.4%
• 2008→2024 swing: -38.4pp toward R · 2008: -15.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.0 2016: R+45.4 2012: R+20.3 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.71%
• Current HPI: 211.0976
• 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

1 event — show timeline

• 2026-06-10 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $747 · +21.2% YoY. Source: county tax records.