None · Chaffee, MO 63740

$40,000

4 bd · 1.0 ba · 1,394 sqft · Other public records · 18 Days on market

Built 1920 0.26 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The property is a fixer upper

Key facts

• 0.26 acre lot
• Built 1920
• Listed 18 days

Property features AI

Finance

• Financial info: Property tax information available

Exterior

• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available and connected; Natural gas available and connected
• Home design: Single-family residence; One story
• Construction: Lap siding exterior; Shingle roof; Built information from assessor
• Exterior features: Level, rectangular lot

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ductless heating; Other heating system; Wall/window cooling units

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

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, amenities F, commute 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.
• Zoned schools: Chaffee Elem. (math 33% / reading 32%, grade F, #751 of 1,115 statewide, top 68%, 336 students, 47% FRL); Chaffee Jr.-Sr. High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 300 students, 52% FRL).
• Market conditions: 13 active listings in the ZIP; 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 2.89% ✓
• Cap rate: 26.35%
• Cash-on-cash: 71.64%
• DSCR: 4.19
• GRM: 2.9

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: 71.3%
• Equity multiple: 4.22×
• Total profit: $36,099
• Equity at exit: $5,964

10-year hold

• IRR: 75.2%
• Equity multiple: 8.70×
• Total profit: $86,257
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $669

Break-even live

Break-even rent $308

Max offer price $40,000

Occupancy floor 37%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $40,000 Pending 18 DOM
2. 2026-06-16
   days on market $40,000 Active 18 DOM
3. 2026-06-15
   days on market $40,000 Active 17 DOM
4. 2026-06-13
   days on market $40,000 Active 15 DOM
5. 2026-06-12
   days on market $40,000 Active 14 DOM
6. 2026-06-09
   days on market $40,000 Active 11 DOM
7. 2026-06-08
   days on market $40,000 Active 10 DOM
8. 2026-06-07
   days on market $40,000 Active 9 DOM
9. 2026-06-05
   days on market $40,000 Active 7 DOM
10. 2026-06-04
    days on market $40,000 Active 5 DOM
11. 2026-06-02
    days on market $40,000 Active 4 DOM
12. 2026-06-01
    days on market $40,000 Active 3 DOM
13. 2026-05-31
    days on market $40,000 Active 2 DOM
14. 2026-05-29
    listed $40,000 Active
15. 2023-06-05
    historical
16. 2023-01-17
    listed $37,900 Active
17. 2022-09-27
    price $37,900
18. 2022-06-06
    price $42,900
19. 2017-09-28
    soldstatus
20. 2017-08-16
    listed $7,900

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: +$182/yr (+$15/mo · 88.8%)

ⓘ 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 4% 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: $13,856
• − Mortgage interest: −$2,241
• − Property taxes: −$206
• − Insurance: −$200
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,164
• Taxable income: $7,829
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $6,144/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

+406.3% since first listed

7 events — show timeline

• 2026-05-29 Listed $40,000 MARIS as Distributed by MLS Grid
• 2023-06-05 Delisted — MARIS as Distributed by MLS Grid
• 2023-01-17 Listed $37,900 MARIS as Distributed by MLS Grid
• 2022-09-27 Price Changed $37,900 MARIS as Distributed by MLS Grid
• 2022-06-06 Price Changed $42,900 MARIS as Distributed by MLS Grid
• 2017-09-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-16 Listed $7,900 MARIS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $206 · +9.4% YoY. Source: county tax records.