928 Patton Ave · Cabool, MO 65689

$115,000

2 bd · 2.0 ba · 1,992 sqft · Other public records · 261 Days on market

Built 1965 0.56 ac lot $58/sqft · 26% below area Est $175k · 34% under ↓ 34% 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

Key facts

• 9x12 storage shed
• 20x20 concrete slab
• Large corner lot

Tags

• LARGE CORNER LOT
• PRIVACY FENCED BACKYARD
• 20X30 SHOP
• 9X12 STORAGE SHED
• 20X20 CONCRETE SLAB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $106k (8.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Cabool — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#218 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools D, amenities F, commute F.
• Cabool R-IV (rural): math 22% / reading 39% proficiency, ranked #275 of 324 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $11k appreciation (9.5% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $60k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1965 — 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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $175,077
• List price: $115,000
• Delta: -34.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

9.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.02×
• Total profit: $65,068
• Equity at exit: $99,101

10-year hold

• IRR: 23.0%
• Equity multiple: 6.75×
• Total profit: $185,305
• Equity at exit: $209,101

Cash invested: $32,200 (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 65689

• Home prices YoY: 4.2%
• Active inventory: 63
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $105

Break-even live

Break-even rent $925

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

2. 2026-04-06
   status Active 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

3. 2026-03-23
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

4. 2026-01-21
   status Active 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

5. 2026-01-16
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

6. 2025-11-24
   price $115,000 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

7. 2025-09-25
   price $135,000 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

8. 2025-08-22
   price $159,000 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

9. 2025-08-04
   listed $175,000 Active 908-char remark

   Show marketing remark (908 chars)

   Spacious 4-Bedroom Home on Large Corner Lot - Prime Location Near Schools!Looking for room to grow in a great location? This 4-bedroom, 2-bath home sits on a generous . 56-acre corner lot (two city lots!) and is within walking distance to the elementary, middle, and high schools--perfect for families. The home offers a solid foundation and layout, with some cosmetic updates needed, giving you the opportunity to make it truly your own. Outside, enjoy a privacy-fenced backyard, a 20x30 shop with concrete floor and electric, plus a 9x12 storage shed for all your tools and toys. Need even more space? There's a 20x20 concrete slab ready for your dream patio, swimming pool, or even another shed. This is a rare find in a fantastic location--a spacious lot, functional outbuildings, and a solid home waiting for your personal touch. Don't miss your chance to invest in a property with incredible potential!

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$161/yr (+$13/mo · 16.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $12,692
• − Mortgage interest: −$6,442
• − Property taxes: −$954
• − Insurance: −$575
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,345
• Taxable loss: −$655
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,418/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: Cabool R-IV
• NCES district ID: 2906430
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $32,537
• Composite: 24.88/100
• National rank: #7584
• State rank: #275 of 324 in MO

Livability — Cabool

• Score: 67/100
• State rank: #218
• US rank: #10822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabool, MO
• City population: 4,273
• Population (ZIP): 4,273

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.46%
• Current HPI: 232.9575
• 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

-34.3% since first listed

9 events — show timeline

• 2026-05-11 Pending — SOMO
• 2026-04-06 Relisted — SOMO
• 2026-03-23 Pending — SOMO
• 2026-01-21 Relisted — SOMO
• 2026-01-16 Pending — SOMO
• 2025-11-24 Price Changed $115,000 SOMO
• 2025-09-25 Price Changed $135,000 SOMO
• 2025-08-22 Price Changed $159,000 SOMO
• 2025-08-04 Listed $175,000 SOMO

Property tax history

+8.9%/yr

Latest (2025): $954 · +1.5% YoY. Source: county tax records.