401 N Franklin St · Farmington, MO 63640

$169,000

4 bd · 2.0 ba · 1,386 sqft · Other public records · 20 Days on market

Built 1900 0.26 ac lot

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property! This updated 4 bedroom, 2 bath home features low-maintenance vinyl siding, an attached carport, and a welcoming covered front porch. The updated interior offers plenty of space and functionality, making it a great option for investors. Don’t miss this excellent opportunity! New furnace and hot water tank.

Key facts

• Covered front porch
• Hot water tank
• New furnace

Tags

• VINYL SIDING
• COVERED FRONT PORCH
• UPDATED INTERIOR
• NEW FURNACE
• HOT WATER TANK

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected (220 volts available)
• Home design: Single-family residence; Residential property; Above-grade living area recorded at 1,386 (assessor)
• Construction: Vinyl siding; Stone foundation
• Exterior features: Covered porch/patio; Corner lot; Asphalt road frontage

Interior

• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the upper level)
• Bathrooms: 2 full bathrooms (1 on the main level, 1 on the upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-and-a-half story layout; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.8% in Farmington — 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 67/100 on livability (#217 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Farmington R-VII (town): math 41% / reading 50% proficiency, ranked #93 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Farmington Sr. High (math 56% / reading 63%, grade C+, #35 of 521 statewide, top 8%, 1,274 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Farmington R-VII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is D 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?
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: 1.04% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 8.0

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,256
• Equity at exit: $25,198

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $28,025
• Equity at exit: $14,612

Cash invested: $47,320 (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 63640

• Home prices YoY: -10.6%
• Active inventory: 121
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $380

Break-even live

Break-even rent $1,269

Max offer price $169,000

Occupancy floor 73%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Roper Loop Farmington, MO	2.0–3.0	2.0–2.5	1391	$1,750	$1.26	44d	8	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $169,000 Active 20 DOM
2. 2026-06-17
   days on market $169,000 Active 19 DOM
3. 2026-06-16
   days on market $169,000 Active 18 DOM
4. 2026-06-15
   days on market $169,000 Active 17 DOM
5. 2026-06-13
   days on market $169,000 Active 15 DOM
6. 2026-06-12
   days on market $169,000 Active 14 DOM
7. 2026-06-09
   days on market $169,000 Active 11 DOM
8. 2026-06-08
   days on market $169,000 Active 10 DOM
9. 2026-06-07
   days on market $169,000 Active 9 DOM
10. 2026-06-07
    days on market $169,000 Active 8 DOM
11. 2026-06-04
    days on market $169,000 Active 5 DOM
12. 2026-06-02
    days on market $169,000 Active 4 DOM
13. 2026-06-01
    days on market $169,000 Active 3 DOM
14. 2026-05-31
    days on market $169,000 Active 2 DOM
15. 2026-05-29
    listed $169,000 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: $550 · $46/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,090/yr (+$91/mo · 198.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 22 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: $21,000
• − Mortgage interest: −$9,467
• − Property taxes: −$550
• − Insurance: −$845
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,916
• Taxable income: $1,862
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $4,113/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: Farmington R-VII
• NCES district ID: 2911910
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $43,768
• Composite: 38.43/100
• National rank: #4200
• State rank: #93 of 324 in MO

Livability — Farmington

• Score: 67/100
• State rank: #217
• US rank: #10763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MO
• Population (ZIP): 28,800

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 253.0894
• 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

• 2026-05-29 Listed $169,000 MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $550 · +6.2% YoY. Source: county tax records.