1127 Polk St · Chillicothe, MO 64601

$119,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 12 Days on market

Built 1930 7,000 sqft lot Est $147k · 19% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was completely updated in 2012 to includes new roof, siding, porch, privacy fence, flooring, Sheetrock, cabinetry, counter tops, plumbing, ngfa, and central air.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Not in a flood plain; Lot approximately 7,000 sq ft (56 x 125)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; 1,184 above-grade finished area
• Construction: Frame construction with vinyl siding; Other roof
• Exterior features: Deck; Porch; Paved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Full, unfinished basement; Fireplace (1); Laminate flooring; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $63 ($751/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 $100k (16.3% below list).
• Recommended offer: $100k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% in Chillicothe — 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 (#225 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Elem (327 students, 52% FRL); Chillicothe Middle (math 31% / reading 35%, grade F, #265 of 391 statewide, top 69%, 371 students, 48% FRL); Chillicothe High (math 62% / reading 62%, grade B-, #28 of 521 statewide, top 6%, 609 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,662 (16.3% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $146,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 Webster St	0.29mi	3/1.0	1,166 (-2%)	1mo	$165,000	$142	83
914 Cherry St	0.15mi	2/1.0 (-1)	1,226 (+4%)	4mo	$139,900	$114	79
1409 Cooper St	0.18mi	2/1.0 (-1)	1,150 (-3%)	12mo	$119,000	$103	72
904 Vine St	0.39mi	2/1.0 (-1)	1,134 (-4%)	6mo	$135,000	$119	65
1309 Directory St	0.41mi	3/2.0	1,260 (+6%)	2mo	$135,000	$107	64
400 Calhoun St	0.51mi	3/1.0	1,162 (-2%)	13mo	$155,000	$133	62
714 Vine St	0.42mi	2/1.0 (-1)	1,097 (-7%)	5mo	$155,000	$141	59
1116 Webster St	0.21mi	2/1.0 (-1)	1,047 (-12%)	9mo	$129,900	$124	59
374 Woodrow St	0.52mi	2/1.0 (-1)	1,100 (-7%)	2mo	$125,000	$114	57
406 Calhoun St	0.50mi	3/1.5	1,092 (-8%)	6mo	$136,500	$125	56
427 Mechanic St	0.45mi	2/2.0 (-1)	1,056 (-11%)	2mo	$169,900	$161	50
209 Walnut St	0.55mi	3/1.0	1,348 (+14%)	14mo	$100,000	$74	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-15,344
• Equity at exit: $17,743

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-8,413
• Equity at exit: $10,289

Cash invested: $33,320 (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 64601

• Home prices YoY: -15.3%
• Active inventory: 71
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $63

Break-even live

Break-even rent $917

Max offer price $119,000

Occupancy floor 89%

Sensitivity live

Price	-10% $130	-5% $96	+0% $63	+5% $29	+10% $-5
Rent	-10% $-16	-5% $23	+0% $63	+5% $102	+10% $141
Rate	-1.0pp $122	-0.5pp $93	base $63	+0.5pp $32	+1.0pp $0

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $119,000 Active 12 DOM
2. 2026-06-21
   days on market $119,000 Active 11 DOM
3. 2026-06-21
   days on market $119,000 Active 10 DOM
4. 2026-06-18
   days on market $119,000 Active 8 DOM
5. 2026-06-17
   days on market $119,000 Active 7 DOM
6. 2026-06-16
   days on market $119,000 Active 6 DOM
7. 2026-06-15
   days on market $119,000 Active 5 DOM
8. 2026-06-13
   days on market $119,000 Active 3 DOM
9. 2026-06-12
   listed $119,000 Active 2 DOM

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$541/yr (+$45/mo · 88.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,959
• − Mortgage interest: −$6,666
• − Property taxes: −$614
• − Insurance: −$595
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$3,462
• Taxable loss: −$1,290
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,060/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Chillicothe

• Score: 67/100
• State rank: #225
• US rank: #10947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, MO
• Population (ZIP): 12,110

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.00%
• Current HPI: 177.3092
• 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

+40.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2015-01-05 Sold (Public Records) — Public Records
• 2015-01-02 Sold (MLS) — NECAR
• 2014-07-16 Listed $84,900 NECAR

Property tax history

+3.3%/yr

Latest (2025): $614 · +0.5% YoY. Source: county tax records.