305 W 2nd St · Calhoun, MO 65323

$120,000

3 bd · 1.5 ba · 1,056 sqft · Other public records · 97 Days on market

Built 1979 9,485 sqft 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 +13.1/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

3 bedroom 1 bath, great starter or downsizing.

Key facts

• 9,485 sq ft lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: Attached 1-car garage; Basement parking access
• Utilities: Shared well water; Public sewer; 220 volts available in laundry
• Home design: Single-family residential
• Construction: Metal roof
• Exterior features: Deck; Fenced backyard with full chain-link fence

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Attic fan
• Interior features: Pantry; Full walk-out basement
• Laundry & utility: Washer; Dryer; Electric water heater; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $-5 ($-64/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (20.1% below list).
• Recommended offer: $96k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#844 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Calhoun R-VIII (rural): math 11% / reading 20% proficiency, ranked #520 of 535 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (6.1% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,822 (20.1% 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 97 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.03×
• Total profit: $34,765
• Equity at exit: $75,953

10-year hold

• IRR: 15.4%
• Equity multiple: 4.05×
• Total profit: $102,342
• Equity at exit: $138,185

Cash invested: $33,600 (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 65323

• Home prices YoY: 3.0%
• Active inventory: 7
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-5

Break-even live

Break-even rent $965

Max offer price $119,055

Occupancy floor 96%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-14
   price $120,000
3. 2026-03-09
   price $125,000
4. 2026-01-20
   listed $129,900 Active
5. 2025-10-14
   price $127,500
6. 2025-10-01
   price $135,000
7. 2025-08-13
   price $140,000
8. 2025-06-24
   listed $145,000 Active
9. 2023-05-01
   soldstatus Closed 46-char remark

   Show marketing remark (46 chars)

   3 bedroom 1 bath, great starter or downsizing.

10. 2023-04-01
    historical 46-char remark

    Show marketing remark (46 chars)

    3 bedroom 1 bath, great starter or downsizing.

11. 2023-04-01
    listed $90,000 46-char remark

    Show marketing remark (46 chars)

    3 bedroom 1 bath, great starter or downsizing.

12. 2006-12-12
    soldstatus
13. 2006-12-07
    soldstatus
14. 2006-10-10
    listed $44,900

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$167/yr (+$14/mo · 16.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,499
• − Mortgage interest: −$6,722
• − Property taxes: −$997
• − Insurance: −$600
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$3,491
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $452/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: Calhoun R-VIII
• NCES district ID: 2906480
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $45,217
• Composite: 17.14/100
• National rank: #14176
• State rank: #520 of 535 in MO

Livability — Calhoun

• Score: 53/100
• State rank: #844
• US rank: #24696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun, MO
• Population (ZIP): 891

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.07%
• Current HPI: 209.6132
• 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

+167.3% since first listed

14 events — show timeline

• 2026-04-30 Pending — WCAR
• 2026-04-14 Price Changed $120,000 WCAR
• 2026-03-09 Price Changed $125,000 WCAR
• 2026-01-20 Listed $129,900 WCAR
• 2025-10-14 Price Changed $127,500 WCAR
• 2025-10-01 Price Changed $135,000 WCAR
• 2025-08-13 Price Changed $140,000 WCAR
• 2025-06-24 Listed $145,000 WCAR
• 2023-05-01 Sold (MLS) — WCAR
• 2023-04-01 Listed $90,000 WCAR
• 2023-04-01 Delisted — WCAR
• 2006-12-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-12-07 Sold (Public Records) — Public Records
• 2006-10-10 Listed $44,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $997 · +1.4% YoY. Source: county tax records.