11940 Greenwood Rd · Cabool, MO 65689

$49,900

1 bd · None ba · 640 sqft · SingleFamily · 157 Days on market

Built 2020 Fair condition 4.29 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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tucked away on 4.29 acres, this property offers exceptional privacy while still being just a short drive to the town of Cabool, Mo. The existing structure provides a solid foundation and endless potential for the right buyer, needing finishing touches to bring the vision to life! Whether you are dreaming of a self-sufficient homestead, a quiet weekend cabin, or an efficient full-time residence, this property offers the space and setting to make it happen. The acreage allows room for gardens, chickens, or simply enjoying the peace and quiet of nature. This is an ideal opportunity for those seeking independence, privacy, and the chance to customize a property to fit their lifestyle. With thoughtful finishing, this could become a truly special retreat or off-grid home while still maintaining convenient access to town amenities.

Key facts

• Solid foundation
• 4.29 acres
• Endless potential

Tags

• 4.29 ACRES
• EXCEPTIONAL PRIVACY
• SOLID FOUNDATION
• ENDLESS POTENTIAL
• SELF-SUFFICIENT HOMESTEAD
• EFFICIENT FULL-TIME RESIDENCE

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 157 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.6%
• Equity multiple: 4.03×
• Total profit: $42,390
• Equity at exit: $43,001

10-year hold

• IRR: 35.3%
• Equity multiple: 8.95×
• Total profit: $111,021
• Equity at exit: $90,732

Cash invested: $13,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $267

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 60%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $49,900 Active 157 DOM
2. 2026-06-17
   days on market $49,900 Active 156 DOM
3. 2026-06-16
   days on market $49,900 Active 155 DOM
4. 2026-06-15
   days on market $49,900 Active 154 DOM
5. 2026-06-13
   days on market $49,900 Active 152 DOM
6. 2026-06-12
   days on market $49,900 Active 151 DOM
7. 2026-06-09
   days on market $49,900 Active 148 DOM
8. 2026-06-08
   days on market $49,900 Active 147 DOM
9. 2026-06-07
   days on market $49,900 Active 146 DOM
10. 2026-06-07
    days on market $49,900 Active 145 DOM
11. 2026-06-04
    days on market $49,900 Active 142 DOM
12. 2026-06-02
    days on market $49,900 Active 141 DOM
13. 2026-06-01
    days on market $49,900 Active 140 DOM
14. 2026-05-31
    days on market $49,900 Active 139 DOM
15. 2026-05-08
    price $49,900 836-char remark

    Show marketing remark (836 chars)

    Tucked away on 4.29 acres, this property offers exceptional privacy while still being just a short drive to the town of Cabool, Mo. The existing structure provides a solid foundation and endless potential for the right buyer, needing finishing touches to bring the vision to life! Whether you are dreaming of a self-sufficient homestead, a quiet weekend cabin, or an efficient full-time residence, this property offers the space and setting to make it happen. The acreage allows room for gardens, chickens, or simply enjoying the peace and quiet of nature. This is an ideal opportunity for those seeking independence, privacy, and the chance to customize a property to fit their lifestyle. With thoughtful finishing, this could become a truly special retreat or off-grid home while still maintaining convenient access to town amenities.

16. 2026-03-24
    price $54,900 836-char remark

    Show marketing remark (836 chars)

    Tucked away on 4.29 acres, this property offers exceptional privacy while still being just a short drive to the town of Cabool, Mo. The existing structure provides a solid foundation and endless potential for the right buyer, needing finishing touches to bring the vision to life! Whether you are dreaming of a self-sufficient homestead, a quiet weekend cabin, or an efficient full-time residence, this property offers the space and setting to make it happen. The acreage allows room for gardens, chickens, or simply enjoying the peace and quiet of nature. This is an ideal opportunity for those seeking independence, privacy, and the chance to customize a property to fit their lifestyle. With thoughtful finishing, this could become a truly special retreat or off-grid home while still maintaining convenient access to town amenities.

17. 2026-01-12
    listed $59,900 Active 836-char remark

    Show marketing remark (836 chars)

    Tucked away on 4.29 acres, this property offers exceptional privacy while still being just a short drive to the town of Cabool, Mo. The existing structure provides a solid foundation and endless potential for the right buyer, needing finishing touches to bring the vision to life! Whether you are dreaming of a self-sufficient homestead, a quiet weekend cabin, or an efficient full-time residence, this property offers the space and setting to make it happen. The acreage allows room for gardens, chickens, or simply enjoying the peace and quiet of nature. This is an ideal opportunity for those seeking independence, privacy, and the chance to customize a property to fit their lifestyle. With thoughtful finishing, this could become a truly special retreat or off-grid home while still maintaining convenient access to town amenities.

18. 2025-05-14
    status Pending
19. 2025-03-27
    listed $49,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,301
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$1,452
• Taxable income: $2,568
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,593/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.

Condition & rehab AI · 8 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and finishing to bring it up to a move-in-ready condition. Significant improvements in exterior siding, landscaping, and interior finishing will greatly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Exposed framing and missing panels indicate significant structural issues.
• Major Interior finishing — Exposed framing and incomplete installation suggest extensive work is needed to finish the interior spaces.
• Major Landscaping — Minimal landscaping and exposed dirt suggest the area needs significant landscaping to improve curb appeal.

Value-add opportunities

• Both Complete exterior siding and finishing — Completing the exterior and finishing the interior will significantly improve the home's appearance and value.
• Both Landscaping — A well-maintained landscape will enhance curb appeal and attract potential buyers/tenants.
• Both Interior finishing — Finishing the interior spaces will make the home move-in ready and more attractive to buyers/tenants.
• Both Kitchen and bathrooms — Adding a kitchen and bathrooms will greatly increase the home's functionality and value, making it more attractive to buyers/tenants.
• Both HVAC and electrical systems — Upgrading the HVAC and electrical systems will improve comfort and energy efficiency, making the home more attractive to buyers/tenants.
• Both Foundation and structure — Ensuring the foundation and structure are in good condition will add to the home's overall value and appeal to buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed framing and missing panels indicate significant structural issues.	Major	$15,000–50,000
Interior finishing · Exposed framing and incomplete installation suggest extensive work is needed to finish the interior spaces.	Major	$15,000–50,000
Landscaping · Minimal landscaping and exposed dirt suggest the area needs significant landscaping to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete exterior siding and finishing — Completing the exterior and finishing the interior will significantly improve the home's appearance and value. ↑
• Both Landscaping — A well-maintained landscape will enhance curb appeal and attract potential buyers/tenants. ↑
• Both Interior finishing — Finishing the interior spaces will make the home move-in ready and more attractive to buyers/tenants. ↑
• Both Kitchen and bathrooms — Adding a kitchen and bathrooms will greatly increase the home's functionality and value, making it more attractive to buyers/tenants. ↑
• Both HVAC and electrical systems — Upgrading the HVAC and electrical systems will improve comfort and energy efficiency, making the home more attractive to buyers/tenants. ↑
• Both Foundation and structure — Ensuring the foundation and structure are in good condition will add to the home's overall value and appeal to buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $49,900 SOMO
• 2026-03-24 Price Changed $54,900 SOMO
• 2026-01-12 Listed $59,900 SOMO
• 2025-05-14 Pending — SOMO
• 2025-03-27 Listed $49,900 SOMO