8081 County Road 1740 · West Plains, MO 65788

$175,000

3 bd · 2.0 ba · 2,400 sqft · Other · 151 Days on market

Built 1976 2.00 ac 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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Key facts

• 2 acre lot
• Built 1976
• Listed 150 days

Property features AI

Exterior

• Utilities: Private water; Propane utilities
• Home design: Single-family residence; Two levels
• Exterior features: Property spans both sides of County Road 1740 (per directions); 2-acre lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Ceiling fans
• Interior features: Partially finished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (28.6% below list).
• Recommended offer: $125k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, amenities D.
• Junction Hill C-12 (rural): math 35% / reading 40% proficiency, ranked #359 of 535 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Junction Hill Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 209 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Howell County population projected at -18% 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,877 (28.6% 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 151 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.35×
• Total profit: $17,288
• Equity at exit: $78,688

10-year hold

• IRR: 9.0%
• Equity multiple: 2.36×
• Total profit: $66,658
• Equity at exit: $121,267

Cash invested: $49,000 (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 65788

• Active inventory: 5
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-58

Break-even live

Break-even rent $1,323

Max offer price $164,706

Occupancy floor 100%

Sensitivity live

Price	-10% $41	-5% $-9	+0% $-58	+5% $-108	+10% $-157
Rent	-10% $-157	-5% $-108	+0% $-58	+5% $-9	+10% $40
Rate	-1.0pp $30	-0.5pp $-14	base $-58	+0.5pp $-104	+1.0pp $-150

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2025-12-27
   listed $175,000 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: $650 · $54/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,048/yr (+$87/mo · 161.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,985
• − Mortgage interest: −$9,803
• − Property taxes: −$650
• − Insurance: −$875
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$5,091
• Taxable loss: −$3,831
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $220/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: Junction Hill C-12
• NCES district ID: 2915060
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $39,512
• Composite: 33.94/100
• National rank: #10335
• State rank: #359 of 535 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 312

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 17% Slovak 3% Portuguese 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2025-12-27 Listed $175,000 SOMO

Property tax history

+0.3%/yr

Latest (2018): $650 · -0.6% YoY. Source: county tax records.