109 Hickory St · Cole Camp, MO 65325

$74,900

1 bd · 1.5 ba · 1,220 sqft · Other public records · 22 Days on market

Built 1910

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you’ve been looking for a place with character, space, and a lot of potential, this one is worth a look. This home features 1 bedroom, 1 full bathroom, a half bath, and a flex room that could easily be used as a second bedroom with the addition of a closet. High ceilings and the large loft room give the home an open feel with plenty of room to make it your own. The eat-in kitchen offers a cozy spot for family meals, and the separate laundry room adds extra convenience. Outside, you’ll love the covered front porch, detached garage/shop, and the large corner lot with plenty of yard space for kids, pets, gardening, or whatever fits your lifestyle. The roof was replaced in 2023,

Key facts

• Covered front porch
• Large corner lot
• Flex room

Tags

• FLEX ROOM
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• COVERED FRONT PORCH
• DETACHED GARAGE
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Detached garage with 1 parking space; Gravel driveway/parking areas
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; One and one-half stories; Updated/remodeled; Suitable for commercial or residential use
• Construction: Vinyl siding; Partial unfinished basement/crawl space
• Exterior features: Shingle roof; Asphalt/paved road access

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Updated/remodeled interior; Partial unfinished crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#123 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Cole Camp R-I (rural): math 49% / reading 49% proficiency, ranked #61 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.82×
• Total profit: $59,224
• Equity at exit: $67,476

10-year hold

• IRR: 31.5%
• Equity multiple: 8.62×
• Total profit: $159,841
• Equity at exit: $145,514

Cash invested: $20,972 (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 65325

• Home prices YoY: 14.5%
• Active inventory: 18
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $290

Break-even live

Break-even rent $574

Max offer price $74,900

Occupancy floor 64%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $74,900 Active 22 DOM
2. 2026-06-18
   days on market $74,900 Active 21 DOM
3. 2026-06-17
   days on market $74,900 Active 20 DOM
4. 2026-06-16
   days on market $74,900 Active 19 DOM
5. 2026-06-16
   price $74,900 Active 18 DOM
6. 2026-06-15
   days on market $79,900 Active 18 DOM
7. 2026-06-14
   days on market $79,900 Active 16 DOM
8. 2026-06-12
   days on market $79,900 Active 15 DOM
9. 2026-06-09
   days on market $79,900 Active 12 DOM
10. 2026-06-08
    days on market $79,900 Active 11 DOM
11. 2026-06-07
    days on market $79,900 Active 10 DOM
12. 2026-06-05
    days on market $79,900 Active 7 DOM
13. 2026-06-03
    days on market $79,900 Active 6 DOM
14. 2026-06-02
    days on market $79,900 Active 5 DOM
15. 2026-06-01
    days on market $79,900 Active 4 DOM
16. 2026-05-31
    days on market $79,900 Active 3 DOM
17. 2026-05-30
    days on market $79,900 Active 2 DOM
18. 2026-05-28
    listed $79,900 Active
19. 2006-06-30
    soldstatus
20. 1999-05-01
    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: $356 · $30/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$370/yr (+$31/mo · 103.8%)

ⓘ 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
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,293
• − Mortgage interest: −$4,196
• − Property taxes: −$356
• − Insurance: −$374
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,179
• Taxable income: $2,381
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,906/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: Cole Camp R-I
• NCES district ID: 2909900
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,598
• Composite: 40.78/100
• National rank: #3641
• State rank: #61 of 324 in MO

Livability — Cole Camp

• Score: 70/100
• State rank: #123
• US rank: #7335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cole Camp, MO
• Population (ZIP): 3,134

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Serbian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.98%
• Current HPI: 244.3929
• 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

3 events — show timeline

• 2026-05-28 Listed $79,900 LOBR
• 2006-06-30 Sold (Public Records) — Public Records
• 1999-05-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $356 · +9.5% YoY. Source: county tax records.