1846 County Highway 524 · Parma, MO 63870

$124,900

3 bd · 2.0 ba · 1,344 sqft · Other public records · 135 Days on market

Built 1970 5.95 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +5.1/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy peaceful country living just outside of town in this 3 bedroom, 2 bath home situated on 5.95 acres with wide-open views and beautiful sunsets. Offering 1,428 sq ft of living space, this home features an open-concept layout with spacious living and dining areas, a functional kitchen with ample cabinet storage, and a split-bedroom design. The primary suite includes a private bath, while two additional bedrooms offer flexibility for family, guests, or a home office. Step outside to a covered front porch overlooking open farmland—perfect for relaxing evenings and morning coffee. The property includes room for animals, gardening, and future outbuildings, with existing rural structure

Key facts

• Covered front porch
• Open-concept layout
• 5.95 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• COVERED FRONT PORCH
• EXISTING RURAL STRUCTURES

Property features AI

Finance

• Other: Approximately 5.95-acre lot; Above-grade living area approximately 1,428 (per public records)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; 220 volt electric service; Electricity available
• Home design: Single family residence; Private ownership; One story house
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch; Deck; Porch; Back yard; Barn(s); Equipment shed; Metal building

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating (propane); Central electric air conditioning
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-49 ($-587/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.2% below list).
• Recommended offer: $108k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#906 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Risco R-II (rural): math 40% / reading 40% proficiency, ranked #308 of 535 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Risco Elem. (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 85 students, 53% FRL); Risco High (math 32% / reading 32%, grade F, #356 of 521 statewide, top 71%, 86 students, 46% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 11 units permitted in New Madrid County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $249 appreciation (0.2% local appreciation)).
• New Madrid County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,391 (13.2% 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. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.87% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.84×
• Total profit: $-5,551
• Equity at exit: $37,517

10-year hold

• IRR: 2.3%
• Equity multiple: 1.26×
• Total profit: $9,052
• Equity at exit: $46,106

Cash invested: $34,972 (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 63870

• Home prices YoY: 0.1%
• Active inventory: 3
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$52
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-49

Break-even live

Break-even rent $1,146

Max offer price $116,263

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-14	+0% $-49	+5% $-84	+10% $-120
Rent	-10% $-135	-5% $-92	+0% $-49	+5% $-6	+10% $37
Rate	-1.0pp $14	-0.5pp $-17	base $-49	+0.5pp $-81	+1.0pp $-114

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $124,900 Active 135 DOM
2. 2026-06-21
   days on market $124,900 Active 134 DOM
3. 2026-06-18
   days on market $124,900 Active 132 DOM
4. 2026-06-17
   days on market $124,900 Active 131 DOM
5. 2026-06-16
   days on market $124,900 Active 130 DOM
6. 2026-06-15
   days on market $124,900 Active 129 DOM
7. 2026-06-13
   days on market $124,900 Active 127 DOM
8. 2026-06-12
   days on market $124,900 Active 126 DOM
9. 2026-06-09
   pricedays on market $124,900 Active 123 DOM
10. 2026-06-08
    days on market $129,900 Active 122 DOM
11. 2026-06-07
    days on market $129,900 Active 121 DOM
12. 2026-06-07
    statusdays on market $129,900 Active 120 DOM
13. 2026-06-04
    days on market $129,900 Active Under Contract 117 DOM
14. 2026-06-02
    days on market $129,900 Active Under Contract 116 DOM
15. 2026-06-01
    days on market $129,900 Active Under Contract 115 DOM
16. 2026-05-31
    days on market $129,900 Active Under Contract 114 DOM
17. 2026-04-20
    historical Active Under Contract
18. 2026-04-10
    price $129,900
19. 2026-03-09
    price $134,900
20. 2026-02-06
    listed $139,900 Active
21. 2025-02-04
    historical
22. 2025-01-24
    status Active
23. 2025-01-07
    historical
24. 2024-12-10
    status Active
25. 2024-10-23
    historical Active Under Contract
26. 2024-10-16
    listed $195,000 Active
27. 2024-10-15
    historical
28. 2024-04-26
    historical
29. 2024-03-18
    price $192,000
30. 2024-01-10
    listed $195,000 Active
31. 2023-11-14
    soldstatus
32. 2023-11-06
    status Pending
33. 2023-11-06
    soldstatus Closed
34. 2023-10-05
    historical Active Under Contract
35. 2023-09-20
    listed $159,900 Active
36. 2019-09-19
    soldstatus
37. 2019-08-12
    listed $90,000

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$301/yr (+$25/mo · 33.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,007
• − Mortgage interest: −$6,996
• − Property taxes: −$910
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,633
• Taxable loss: −$2,706
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $63/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: Risco R-II
• NCES district ID: 2926610
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $44,026
• Composite: 36.35/100
• National rank: #9373
• State rank: #308 of 535 in MO

Livability — Parma

• Score: 50/100
• State rank: #906
• US rank: #25639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,058

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 (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 13% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.20%
• Current HPI: 205.8215
• 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

+44.3% since first listed

21 events — show timeline

• 2026-04-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-03-09 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-02-04 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-07 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-10 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-23 Contingent — MARIS as Distributed by MLS Grid
• 2024-10-16 Listed $195,000 MARIS as Distributed by MLS Grid
• 2024-10-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-04-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-18 Price Changed $192,000 MARIS as Distributed by MLS Grid
• 2024-01-10 Listed $195,000 MARIS as Distributed by MLS Grid
• 2023-11-14 Sold (Public Records) — Public Records
• 2023-11-06 Pending — MARIS as Distributed by MLS Grid
• 2023-11-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-10-05 Contingent — MARIS as Distributed by MLS Grid
• 2023-09-20 Listed $159,900 MARIS as Distributed by MLS Grid
• 2019-09-19 Sold (MLS) — CARMLS
• 2019-08-12 Listed $90,000 CARMLS

Property tax history

+4.5%/yr

Latest (2025): $910 · +25.1% YoY. Source: county tax records.