205 S Olive St · Calhoun, MO 65323

$139,000

4 bd · 2.5 ba · 1,220 sqft · Other public records · 1 Days on market

Built 1980 7,000 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 +11.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0

Listing remarks

Spacious 4 Bed/2 Bath brick home with 1 car attached garage. The main level offers a large living/dining room combo, an eat-in kitchen with ample amount of cabinet space, 3 bedrooms and a full bathroom. The basement is walkout and features a bedroom, large recreation room, half bath, & laundry room. There is an 8 x 16 storage shed in the backyard for lawn equipment or garden tools.

Key facts

• Walkout basement
• Storage shed
• Brick home

Tags

• BRICK HOME
• EAT-IN KITCHEN
• LARGE RECREATION ROOM
• WALKOUT BASEMENT
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage (1 covered space, total 1 parking space)
• Utilities: 220 volts available in laundry; Electric water heater
• Home design: Single family residence; Residential property
• Construction: Full basement with walk-out access
• Exterior features: Shed(s); Lot approximately 7,000 sq ft (70 x 100)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Vented exhaust fan
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Ceiling fans
• Interior features: Pantry; Ceiling fans
• Laundry & utility: 220V outlet in laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-35 ($-416/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (25.6% below list).
• Recommended offer: $103k (25.6% 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: 8 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 $9k of equity ($961 loan paydown + $8k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $139k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $103,461 (25.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.2

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: 14.6%
• Equity multiple: 1.99×
• Total profit: $38,437
• Equity at exit: $87,979

10-year hold

• IRR: 14.9%
• Equity multiple: 3.94×
• Total profit: $114,536
• Equity at exit: $160,064

Cash invested: $38,920 (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: 8
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-35

Break-even live

Break-even rent $1,078

Max offer price $132,881

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $5	+0% $-35	+5% $-74	+10% $-113
Rent	-10% $-116	-5% $-76	+0% $-35	+5% $6	+10% $47
Rate	-1.0pp $35	-0.5pp $1	base $-35	+0.5pp $-71	+1.0pp $-107

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-16
   status $139,000 Pending 1 DOM
2. 2026-06-16
   remarks 385-char remark
3. 2026-06-16
   listed $139,000 Active 1 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: $782 · $65/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$567/yr (+$47/mo · 72.5%)

ⓘ 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: $12,415
• − Mortgage interest: −$7,786
• − Property taxes: −$782
• − Insurance: −$695
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$4,044
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $275/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

+363.3% since first listed

2 events — show timeline

• 2026-06-16 Listed $139,000 WCAR
• 1985-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $782 · +1.5% YoY. Source: county tax records.