949 Maple St · Cabool, MO 65689

$149,900

3 bd · 2.5 ba · 1,238 sqft · SingleFamily · 2 Days on market

Built 1989 0.51 ac lot Est $151k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +9.7/10.0
• Cash flow +7.8/30.0
• ARV discount +7.8/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks

Charming A-frame home featuring 3 bedrooms and 2.5 baths, highlighted by a stunning floor-to-vaulted-ceiling window wall that fills the living space with natural light. Enjoy cozy evenings by the fireplace, a spacious kitchen with stainless steel appliances, and a relaxing primary suite with a jetted tub. Hardwood flooring enhances the living room, while the full basement with a half bath offers additional living or storage potential. Outside, you'll find a fenced yard, mature landscaping, and a large deck perfect for entertaining. Home needs some TLC and offers a great opportunity to add your personal touch.

Key facts

• Large deck
• Fenced yard
• Mature landscaping

Tags

• FENCED YARD
• MATURE LANDSCAPING
• LARGE DECK

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Three or more levels
• Construction: Full, unfinished basement
• Exterior features: Asphalt road access; Publicly maintained city street frontage; Lot on 0.51 acre

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room fireplace
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.8% below list).
• Recommended offer: $110k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Cabool Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 340 students, 98% FRL); Cabool Middle (math 21% / reading 40%, grade F, #283 of 391 statewide, top 74%, 222 students, 100% FRL); Cabool High (math 15% / reading 34%, grade F, #436 of 521 statewide, top 85%, 207 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $15k of equity ($1k loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,736 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $151,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Patton Ave	0.22mi	3/2.0	1,274 (+3%)	0mo	$160,000	$126	83
1234 Patton Ave	0.19mi	3/2.5	1,248 (+1%)	11mo	$213,000	$171	81
1217 Blair St	0.31mi	3/2.0	1,248 (+1%)	11mo	$160,000	$128	73
701 Garst	0.36mi	3/2.0	1,302 (+5%)	1mo	$159,000	$122	72
1020 Sycamore St	0.12mi	3/1.0	1,088 (-12%)	1mo	$149,900	$138	68
519 Hickory Ave	0.47mi	3/1.5	1,312 (+6%)	2mo	$127,500	$97	62
1385 Fifth St	0.42mi	3/2.0	1,362 (+10%)	1mo	$215,000	$158	61
920 Patton Ave	0.21mi	3/2.0	1,328 (+7%)	18mo	$74,900	$56	61
1010 Pine St	0.08mi	3/1.0	1,420 (+15%)	10mo	$133,000	$94	57
813 Summit St	0.32mi	2/1.5 (-1)	1,100 (-11%)	0mo	$125,000	$114	57
1016 Zimmerman Ave	0.45mi	3/1.0	1,300 (+5%)	9mo	$145,000	$112	57
817 Main St	0.54mi	2/1.0 (-1)	1,179 (-5%)	12mo	$79,900	$68	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 2.56×
• Total profit: $65,379
• Equity at exit: $129,176

10-year hold

• IRR: 18.1%
• Equity multiple: 5.76×
• Total profit: $199,719
• Equity at exit: $272,559

Cash invested: $41,972 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-169

Break-even live

Break-even rent $1,311

Max offer price $125,445

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $149,900 Active 2 DOM
2. 2026-06-17
   remarks 616-char remark
3. 2026-06-17
   listed $149,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,168
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$4,361
• Taxable loss: −$4,694
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-901/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: 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

• Census place: Cabool, MO
• 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

1 event — show timeline

• 2026-06-16 Listed $149,900 SOMO