344 Paul St · Cabool, MO 65689

$79,900

3 bd · 1.0 ba · 850 sqft · Other public records · 2 Days on market

Built 1962 0.31 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath residence nestled in a quiet neighborhood in Cabool, Missouri. Whether you're searching for your first home or looking to add a solid investment property to your portfolio, this home offers plenty of potential. Inside, you'll find a comfortable layout with spacious living areas and three well-sized bedrooms. The property provides a great opportunity for first-time homebuyers, small families, or investors seeking a rental property in a desirable location. Enjoy the peaceful setting while still being conveniently close to schools, shopping, and local amenities. With its affordable appeal and versatile potential, this property is a great place to

Key facts

• 0.31 acre lot
• Built 1962
• Listed 2 days

Property features AI

Finance

• Other: Lot approximately 0.31 acre
• Financial info: Tax amount provided (financial specifics excluded per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Construction details not provided
• Exterior features: City street frontage; Publicly maintained road

Interior

• Kitchen: Built-in electric oven; Microwave
• Bedrooms: Includes bedrooms (number not specified)
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Built-in electric oven; Microwave; Central heating
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $80k).
• Cap rate 10.2% 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 $8k of equity ($552 loan paydown + $8k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $22k 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

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

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1962 — 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: 1.18% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.6%
• Equity multiple: 3.56×
• Total profit: $57,208
• Equity at exit: $68,854

10-year hold

• IRR: 29.2%
• Equity multiple: 7.91×
• Total profit: $154,614
• Equity at exit: $145,280

Cash invested: $22,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $262

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $307	-5% $284	+0% $262	+5% $239	+10% $216
Rent	-10% $187	-5% $224	+0% $262	+5% $299	+10% $336
Rate	-1.0pp $302	-0.5pp $282	base $262	+0.5pp $241	+1.0pp $220

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 699-char remark
2. 2026-06-12
   listed $79,900 Pending 2 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: $371 · $31/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$404/yr (+$34/mo · 109.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $11,313
• − Mortgage interest: −$4,476
• − Property taxes: −$371
• − Insurance: −$400
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,324
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,675/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

2 events — show timeline

• 2026-06-11 Pending — SOMO
• 2026-06-09 Listed $79,900 SOMO

Property tax history

+4.9%/yr

Latest (2025): $371 · +1.5% YoY. Source: county tax records.