201 S 3rd St · Chaffee, MO 63740

$100,000

2 bd · 1.0 ba · 1,232 sqft · Other public records · 76 Days on market

Built 1910 8,276 sqft lot $81/sqft · 33% below area Est $149k · 33% under ↓ 23% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

Key facts

• 8,276 sq ft lot
• Built 1910
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (12.5% below list).
• Recommended offer: $88k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#345 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools D-, amenities F.
• Chaffee R-II (town): math 28% / reading 34% proficiency, ranked #266 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $87,500 (12.5% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $148,510
• List price: $100,000
• Delta: -32.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-10,894
• Equity at exit: $14,910

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-2,755
• Equity at exit: $8,646

Cash invested: $28,000 (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 63740

• Home prices YoY: -19.1%
• Active inventory: 13
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $84

Break-even live

Break-even rent $769

Max offer price $100,000

Occupancy floor 85%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Burlington Ln Chaffee, MO	2.0	1.5	1100	$875	$0.80	43d	1	0.31mi

Listing history 9 events

1. 2026-05-12
   price $100,000 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

2. 2026-04-11
   status Active 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

3. 2026-03-27
   status Pending 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

4. 2026-03-16
   status Active 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

5. 2026-03-16
   price $115,000 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

6. 2026-03-09
   status Pending 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

7. 2026-02-18
   listed $130,000 Active 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

8. 2026-01-29
   historical $130,000 804-char remark

   Show marketing remark (804 chars)

   Motivated Sellers! Built in 1910, this Sears Roebuck home is more than just a house, it’s a true piece of American history, known for its quality craftsmanship and solid construction that continue to attract buyers who value character and timeless design. Inside, you’ll find original wood floors, tall ceilings, and beautiful original trim that showcase the home’s historic charm. The updated kitchen blends modern convenience with classic appeal, and main-level laundry adds everyday functionality. Upstairs offers incredible potential, with space for an additional third bedroom and a full bathroom already plumbed, making future expansion easy. This home is a rare opportunity to own history while adding value and personalization along the way. Back on Market-No Fault to Sellers

9. 2001-11-01
   soldstatus

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$476/yr (+$40/mo · 96.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$5,602
• − Property taxes: −$494
• − Insurance: −$500
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,909
• Taxable loss: −$685
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,172/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: Chaffee R-II
• NCES district ID: 2908460
• Math proficiency: 28% ▲ 1.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $38,141
• Composite: 25.88/100
• National rank: #7343
• State rank: #266 of 324 in MO

Livability — Chaffee

• Score: 63/100
• State rank: #345
• US rank: #15554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chaffee, MO
• Population (ZIP): 5,447

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Black 3%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.26%
• Current HPI: 145.1255
• 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

-23.1% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-27 Pending — MARIS as Distributed by MLS Grid
• 2026-03-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-16 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Pending — MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2001-11-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $494 · +9.5% YoY. Source: county tax records.