1808 City Cemetary Rd · Owensville, MO 65066

$125,000

4 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 1 Days on market

Built 1967 1.12 ac lot Est $225k · 44% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0

Listing remarks MLS

Low maintenance home with vinyl siding and steel roof, many updates, very close to town, 4 bedroom, 1 bath with room for an added bath, great kitchen, big game room, large lot with huge shade trees and beautiful patio, oversize detached garage.

Key facts

• 1.12 acre lot
• 2 garage spots
• Built 1967

Property features AI

Exterior

• Parking: Attached or detached 2-car garage (has garage)
• Utilities: Public water; Septic tank sewer; Electricity connected; Propane (leased); Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard; Front yard; Scattered woods; Some trees

Interior

• Bedrooms: Four bedrooms (all on the main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Bar

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $109k (12.7% below list).
• Recommended offer: $109k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Owensville — 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 64/100 on livability (#304 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• Gasconade County R-II (rural): math 42% / reading 44% proficiency, ranked #114 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Owensville Elem. (math 43% / reading 40%, grade F, #517 of 1,115 statewide, top 46%, 526 students, 56% FRL); Owensville High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 541 students, 45% FRL).
• Market conditions: 48 active listings in the ZIP; 5 units permitted in Gasconade County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gasconade County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Recommended offer $109,088 (12.7% below list)

Questions for the listing agent

1. Built in 1967 — 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 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?
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: 0.87% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $224,903
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E Madison Ave	0.36mi	4/2.0	1,695 (+0%)	1mo	$259,900	$153	82
107 E Franklin Ave	0.27mi	3/2.0 (-1)	1,540 (-9%)	3mo	$179,900	$117	65
509 E Washington Ave	0.52mi	3/2.0 (-1)	1,852 (+10%)	2mo	$259,000	$140	53
112 W Monroe Ave	0.36mi	3/2.0 (-1)	1,535 (-9%)	12mo	$214,900	$140	53
401 S 4th St	0.59mi	4/1.5	1,750 (+4%)	15mo	$194,000	$111	52
302 Springfield Rd	0.70mi	3/2.0 (-1)	1,672 (-1%)	10mo	$189,900	$114	52
403 S 5th	0.64mi	3/2.0 (-1)	1,812 (+7%)	2mo	$219,900	$121	51
403 Ahr Strom Dr	0.50mi	3/2.0 (-1)	1,500 (-11%)	3mo	$227,000	$151	50
701 S 7th St	0.70mi	3/2.5 (-1)	1,700 (+0%)	16mo	$200,000	$118	47
211 W Madison Ave	0.50mi	3/2.0 (-1)	1,500 (-11%)	10mo	$199,750	$133	45
603 E Franklin	0.26mi	3/2.0 (-1)	1,461 (-14%)	18mo	$210,900	$144	45
406 South 5th St	0.61mi	3/1.5 (-1)	1,562 (-8%)	14mo	$152,900	$98	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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-14,813
• Equity at exit: $18,638

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,995
• Equity at exit: $10,808

Cash invested: $35,000 (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 65066

• Home prices YoY: -3.1%
• Active inventory: 48
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $86

Break-even live

Break-even rent $982

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 497-char remark
2. 2026-06-18
   listed $125,000 Pending 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: $818 · $68/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$395/yr (+$33/mo · 48.3%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,091
• − Mortgage interest: −$7,002
• − Property taxes: −$818
• − Insurance: −$625
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,636
• Taxable loss: −$1,085
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,293/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: Gasconade County R-II
• NCES district ID: 2923340
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $44,548
• Composite: 36.46/100
• National rank: #4663
• State rank: #114 of 324 in MO

Livability — Owensville

• Score: 64/100
• State rank: #304
• US rank: #13884

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

• City population: 6,021
• Population (ZIP): 6,021

Population outlook (Gasconade County) Hauer SSP2

• Today (2025): 14,190 people
• By 2030: 13,687 · -3.5%
• By 2040: 12,480 · -12.1%
• By 2050: 11,227 · -20.9%
• By 2075: 8,878 · -37.4%
• By 2100: 6,570 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Gasconade

• 2024 margin: Solid R (+60.2) · D 19.4% · R 79.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -24.0pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+58.3 2016: R+55.8 2012: R+39.2 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.95%
• Current HPI: 244.209
• 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

+66.9% since first listed

10 events — show timeline

• 2026-06-18 Pending — MARIS as Distributed by MLS Grid
• 2026-06-18 Listed $125,000 MARIS as Distributed by MLS Grid
• 2016-10-24 Pending — MARIS as Distributed by MLS Grid
• 2016-10-24 Sold (Public Records) — Public Records
• 2016-10-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-09-13 Contingent — MARIS as Distributed by MLS Grid
• 2016-09-10 Relisted — MARIS as Distributed by MLS Grid
• 2016-09-08 Delisted — MARIS as Distributed by MLS Grid
• 2016-06-11 Listed $74,900 MARIS as Distributed by MLS Grid
• 2007-05-23 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $818 · +15.2% YoY. Source: county tax records.