566 Walnut St · Bourbon, MO 65441

$82,500

2 bd · 1.0 ba · 936 sqft · Other public records · 1 Days on market

Built 1958 0.75 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 +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks

Home has original hardwood floors. Garage has a door at both ends for pull through. Circle drive (asphalt). Home is on a large corner lot. There is a garden area and there is a large shed at bottom of property. Property could use some cosmetic work

Key facts

• 0.75 acre lot
• Garage
• Built 1958

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: No community features listed

Exterior

• Parking: Attached garage (1 car); Additional parking; Circular driveway; Drive-through; Off-street parking; Asphalt surfaces; Garage with door opener and inside entrance
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Phone available; Propane available
• Home design: Single family residence; Private ownership; One story; Fixer condition
• Construction: Frame construction with vinyl siding; Shingle roof; Concrete perimeter foundation; Built (year source: public records)
• Exterior features: Covered patio/porch areas; Deck; Front porch; Rear porch; Garden; Private yard; Shed(s); Corner lot; Adjoins wooded area; Level lot

Interior

• Kitchen: Gas cooktop; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/dining room combo; Pocket doors
• Laundry & utility: Washer and dryer included; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).

Location & tenants

• Location reads 74/100 on livability (#70 in MO, #4,719 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Crawford County R-I (town): math 34% / reading 48% proficiency, ranked #143 of 324 in MO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bourbon Elementary School (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 344 students, 57% FRL); Bourbon High School (math 32% / reading 54%, grade F, #209 of 521 statewide, top 40%, 271 students, 51% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -13% 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1958 — 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: 1.70% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 4.9

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $21,740
• Equity at exit: $12,301

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $64,171
• Equity at exit: $7,133

Cash invested: $23,100 (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 65441

• Home prices YoY: -4.4%
• Active inventory: 26
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $551

Break-even live

Break-even rent $702

Max offer price $82,500

Occupancy floor 56%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Hillcrest Dr Bourbon, MO	3.0	1.5	1014	$1,400	$1.38	44d	1	0.46mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-06
   listed $82,500 Active
3. 2026-05-05
   historical $82,500

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $16,800
• − Mortgage interest: −$4,621
• − Property taxes: −$1,055
• − Insurance: −$412
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,400
• Taxable income: $5,623
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,263/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: Crawford County R-I
• NCES district ID: 2905640
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $40,520
• Composite: 34.37/100
• National rank: #5216
• State rank: #143 of 324 in MO

Livability — Bourbon

• Score: 74/100
• State rank: #70
• US rank: #4719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bourbon, MO
• Population (ZIP): 5,086

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 24,107 people
• By 2030: 23,619 · -2.0%
• By 2040: 22,404 · -7.1%
• By 2050: 21,042 · -12.7%
• By 2075: 18,239 · -24.3%
• By 2100: 15,147 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+62.2) · D 18.5% · R 80.7%
• 2008→2024 swing: -41.4pp toward R · 2008: -20.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+59.5 2012: R+36.4 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.40%
• Current HPI: 184.04
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $82,500 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $82,500 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,055 · +1.9% YoY. Source: county tax records.