424 Mammoth St · Thayer, MO 65791

$74,500

2 bd · 1.0 ba · 1,119 sqft · SingleFamily · 4 Days on market

Built 1917 Average condition 0.34 ac lot Est $117k · 37% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 1 bath Bungalow on dead end street. Solid older home on large level lot. Covered front porch, lots of original trim and wood work. Large living room with space for dining. Kitchen includes electric range and built in Microwave and has washer/dryer hookups. Enclosed back porch could be non-conforming bedroom 3. Full tub/shower unit in the partially remodeled bathroom. Dimensional Shingles. Attached 2 car carport with storage closet. Storage shed/work shop with some electric. Mature trees provide shade for the private back yard. Walking distance to Schools, shopping and multiple restraunts

Key facts

• Covered front porch
• Enclosed back porch
• Wood work

Tags

• COVERED FRONT PORCH
• LARGE LEVEL LOT
• ORIGINAL TRIM
• WOOD WORK
• ENCLOSED BACK PORCH
• PARTIALLY REMODELED BATHROOM

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; One level
• Construction: Vinyl siding on frame construction; Shingle roof
• Exterior features: Covered patio/porch; Partial fencing; Shed(s); Rolling/sloped lot with few trees; Chip-and-seal road frontage on a public maintained city street; Lot roughly 78 x 191 (0.34 acre)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Microwave; Electric water heater
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Space heater; Ceiling fans; Window air conditioning units
• Interior features: High speed internet; Storm windows
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $74k).
• Cap rate 10.4% vs local median 4.1% in Thayer — 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 59/100 on livability (#530 in MO) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Thayer R-II (rural): math 51% / reading 52% proficiency, ranked #42 of 324 in MO (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Thayer Elem. (math 62% / reading 57%, grade B-, #124 of 1,115 statewide, top 13%, 419 students, 62% FRL); Thayer Sr. High (math 42% / reading 47%, grade F, #179 of 521 statewide, top 39%, 343 students, 50% FRL).
• Market conditions: 58 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oregon County population projected at -12% 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 $21k cash investment doubles in ~9 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

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,500

Questions for the listing agent

1. Built in 1917 — 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. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $117,495
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Beatrice St	0.06mi	2/2.0	1,068 (-5%)	18mo	$199,900	$187	70
217 S 3rd St	0.47mi	3/1.0 (+1)	1,146 (+2%)	6mo	$105,000	$92	64
220 South 3rd St	0.50mi	2/1.0	1,032 (-8%)	3mo	$65,000	$63	62
515 County Road 256	0.75mi	3/1.0 (+1)	1,120 (+0%)	17mo	$118,000	$105	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $4,039
• Equity at exit: $11,108

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $24,303
• Equity at exit: $6,441

Cash invested: $20,860 (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 65791

• Home prices YoY: -10.5%
• Active inventory: 58
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $253

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 69%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   status $74,500 Pending 4 DOM
2. 2026-06-15
   days on market $74,500 Active 4 DOM
3. 2026-06-13
   days on market $74,500 Active 2 DOM
4. 2026-06-12
   remarks 604-char remark
5. 2026-06-12
   listed $74,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,659
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,167
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,561/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.

Condition & rehab AI · 6 photos

Average 55/100 Moderate rehab

The home is in average condition with some minor repairs and maintenance needed. Fresh paint and landscaping would significantly improve its curb appeal and rental value.

Repairs flagged

• Minor Paint — Exterior siding appears faded.
• Minor Landscaping — Some overgrown bushes and grass need trimming.
• Minor Windows — Windows appear slightly dirty and could benefit from cleaning.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Rental Landscaping — Well-maintained landscaping can attract more renters.
• Both Clean windows — Clean windows enhance the home's appearance and can be a selling point for buyers and renters alike.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Exterior siding appears faded.	Minor	$500–3,000
Landscaping · Some overgrown bushes and grass need trimming.	Minor	$500–3,000
Windows · Windows appear slightly dirty and could benefit from cleaning.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Rental Landscaping — Well-maintained landscaping can attract more renters. ↑
• Both Clean windows — Clean windows enhance the home's appearance and can be a selling point for buyers and renters alike. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thayer R-II
• NCES district ID: 2930270
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $31,092
• Composite: 42.22/100
• National rank: #3284
• State rank: #42 of 324 in MO

Livability — Thayer

• Score: 59/100
• State rank: #530
• US rank: #19863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thayer, MO
• Population (ZIP): 4,172

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Portuguese 1%
• Foreign-born: 0%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.09%
• Current HPI: 196.3094
• 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

• 2026-06-11 Listed $74,500 SOMO