205 W Chestnut St · Dixon, MO 65459

$77,500

2 bd · 1.0 ba · 960 sqft · Other public records · 33 Days on market

Built 1950 0.39 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 +26.7/30.0
• DSCR +9.2/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

Key facts

• 0.39 acre lot
• Built 1950
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Electric service: Other
• Home design: Single-family residence; One level; Residential property
• Construction: Metal roof; Construction materials: Unknown; Built area above grade 1,100 (public records)
• Exterior features: Deck; Porch; Back yard; City lot; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Wall/window cooling unit(s)
• Interior features: Range; Refrigerator; Wall/window cooling unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.2% in Dixon — 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 61/100 on livability (#445 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dixon R-I (rural): math 23% / reading 33% proficiency, ranked #280 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dixon Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 394 students, 55% FRL); Dixon Middle (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 227 students, 55% FRL); Dixon High (math 5% / reading 32%, grade F, #481 of 521 statewide, top 92%, 277 students, 46% FRL).
• Market conditions: 78 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($536 loan paydown + $4k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.12% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.47×
• Total profit: $31,888
• Equity at exit: $44,682

10-year hold

• IRR: 22.4%
• Equity multiple: 4.89×
• Total profit: $84,510
• Equity at exit: $77,753

Cash invested: $21,700 (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 65459

• Home prices YoY: 2.9%
• Active inventory: 78
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $209

Break-even live

Break-even rent $600

Max offer price $77,500

Occupancy floor 71%

Sensitivity live

Price	-10% $253	-5% $231	+0% $209	+5% $187	+10% $165
Rent	-10% $141	-5% $175	+0% $209	+5% $244	+10% $278
Rate	-1.0pp $248	-0.5pp $229	base $209	+0.5pp $189	+1.0pp $169

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   days on market $77,500 Active 33 DOM
2. 2026-06-09
   days on market $77,500 Active 30 DOM
3. 2026-06-08
   days on market $77,500 Active 29 DOM
4. 2026-06-07
   days on market $77,500 Active 28 DOM
5. 2026-06-05
   days on market $77,500 Active 26 DOM
6. 2026-06-03
   days on market $77,500 Active 24 DOM
7. 2026-06-02
   days on market $77,500 Active 23 DOM
8. 2026-06-01
   days on market $77,500 Active 22 DOM
9. 2026-05-31
   days on market $77,500 Active 21 DOM
10. 2026-05-30
    days on market $77,500 Active 20 DOM
11. 2026-05-10
    listed $82,500 Active 917-char remark
12. 2026-05-10
    historical $82,500 917-char remark
13. 2021-10-14
    soldstatus $64,900
14. 2021-10-13
    soldstatus Closed 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

15. 2021-08-28
    status Pending 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

16. 2021-07-21
    status Active 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

17. 2021-07-10
    historical Active Under Contract 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

18. 2021-07-08
    listed $64,900 Active 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

19. 2021-07-08
    historical $64,900 924-char remark

    Show marketing remark (924 chars)

    Nice 3 bed, 1 bath home with an 12x17 (approximate measurements) outbuilding, situated on a large, half acre, city lot in Dixon. This would make a great starter home, a good home if you are looking to downsize, or an investment property. Coming into the home through a covered front porch, you'll walk into a cozy living room with bright natural light and laminate flooring that carries throughout most of the home. Throughout the home you will find easy-to-clean, tilt in windows that provides plenty of natural light. Attached to the home is a large wooden deck that is accessible from the utility room. The home comes with a nice yard with plenty of room for the kids to play or the dogs to run. Mature trees on and around the property provide plenty of shade to sit and relax. Sellers are selling property AS IS but will be providing a home warranty on this property. Schedule your time now to see this property.

20. 2011-04-14
    soldstatus
21. 2009-09-04
    soldstatus

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$329/yr (+$27/mo · 77.7%)

ⓘ 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 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: $10,379
• − Mortgage interest: −$4,341
• − Property taxes: −$423
• − Insurance: −$388
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,255
• Taxable income: $1,312
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,197/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: Dixon R-I
• NCES district ID: 2910830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $43,479
• Composite: 23.88/100
• National rank: #7797
• State rank: #280 of 324 in MO

Livability — Dixon

• Score: 61/100
• State rank: #445
• US rank: #18156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixon, MO
• Population (ZIP): 8,164

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 184.9818
• 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

+19.4% since first listed

12 events — show timeline

• 2026-05-29 Price Changed $77,500 MARIS as Distributed by MLS Grid
• 2026-05-10 Listed $82,500 MARIS as Distributed by MLS Grid
• 2026-05-10 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-10-14 Sold (Public Records) $64,900 Public Records
• 2021-10-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-28 Pending — MARIS as Distributed by MLS Grid
• 2021-07-21 Relisted — MARIS as Distributed by MLS Grid
• 2021-07-10 Contingent — MARIS as Distributed by MLS Grid
• 2021-07-08 Listed $64,900 MARIS as Distributed by MLS Grid
• 2021-07-08 Coming Soon $64,900 MARIS as Distributed by MLS Grid
• 2011-04-14 Sold (Public Records) — Public Records
• 2009-09-04 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $423 · +10.6% YoY. Source: county tax records.