105 N Pine St · Cole Camp, MO 65325

$96,000

3 bd · 1.0 ba · 927 sqft · Other public records · 23 Days on market

Built 1910 0.35 ac lot

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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 +21.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3-bedroom, 1-bath 1½-story home in the heart of Cole Camp! Tucked just off the main road on a quiet dead-end street, this property offers a peaceful setting with a convenient location close to town amenities. Situated on a spacious lot, the home features plenty of outdoor space to enjoy, including a backyard garden area and a great spot for entertaining family and friends. A storage shed provides extra room for tools, lawn equipment, or hobbies. Inside, you’ll find a comfortable layout with one bedroom located upstairs, adding character and flexibility for a bedroom, office, or bonus space. Whether you’re looking for a starter home, investment property, or a cozy place, t

Key facts

• Storage shed
• Backyard garden area
• 0.35 acre lot

Tags

• QUIET DEAD-END STREET
• BACKYARD GARDEN AREA
• STORAGE SHED
• ONE BEDROOM LOCATED UPSTAIRS

Property features AI

Exterior

• Parking: Detached garage; 1 covered parking space (1 total parking space)
• Utilities: Public water; Public sewer; 220V electrical service (including 220V in laundry); Natural gas available
• Home design: Single-family residence; One and a half levels
• Construction: Wood siding
• Exterior features: Composition roof; Asphalt road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Pellet stove; Electric cooling
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $96k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $91k (5.7% below list).
• Recommended offer: $91k (5.7% below list) — sets the bar for 1% rule.

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 $10k of equity ($664 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 23 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,571 (5.7% 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: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.8

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $61,695
• Equity at exit: $86,484

10-year hold

• IRR: 25.2%
• Equity multiple: 7.48×
• Total profit: $174,154
• Equity at exit: $186,507

Cash invested: $26,880 (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: 8.8×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $148

Break-even live

Break-even rent $718

Max offer price $96,000

Occupancy floor 79%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $96,000 Active 23 DOM
2. 2026-06-18
   days on market $96,000 Active 22 DOM
3. 2026-06-17
   days on market $96,000 Active 21 DOM
4. 2026-06-16
   days on market $96,000 Active 20 DOM
5. 2026-06-15
   days on market $96,000 Active 19 DOM
6. 2026-06-14
   days on market $96,000 Active 17 DOM
7. 2026-06-12
   days on market $96,000 Active 16 DOM
8. 2026-06-09
   days on market $96,000 Active 13 DOM
9. 2026-06-08
   days on market $96,000 Active 12 DOM
10. 2026-06-07
    days on market $96,000 Active 11 DOM
11. 2026-06-05
    days on market $96,000 Active 8 DOM
12. 2026-06-03
    days on market $96,000 Active 7 DOM
13. 2026-06-02
    days on market $96,000 Active 6 DOM
14. 2026-06-01
    days on market $96,000 Active 5 DOM
15. 2026-05-31
    days on market $96,000 Active 4 DOM
16. 2026-05-30
    days on market $96,000 Active 3 DOM
17. 2026-05-27
    listed $96,000 Active
18. 1996-02-01
    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: $283 · $24/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$648/yr (+$54/mo · 228.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $10,869
• − Mortgage interest: −$5,377
• − Property taxes: −$283
• − Insurance: −$480
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$2,793
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,735/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

2 events — show timeline

• 2026-05-27 Listed $96,000 WCAR
• 1996-02-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $283 · +7.7% YoY. Source: county tax records.