13416 Colorado Rd · Dixon, MO 65459

$175,000

3 bd · 1.5 ba · 1,300 sqft · Other public records · 85 Days on market

Built 1975 1.61 ac lot $135/sqft · 31% above area Est $234k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• Cash flow +6.7/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.0/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

This very clean and well-maintained 3 bedroom, 1.5 bath home sits on a spacious 1.61 acre lot and offers comfortable living both inside and out. The main floor features a large living room and a kitchen with space for a dining table, perfect for everyday meals or gathering with family. Recent updates include new carpeting (living and bedrooms) and luxury vinyl tile (kitchen), a new roof Feb 2026, and a new hot water heater, providing peace of mind for the next owner. The basement offers great potential for an additional living room, family room, or bonus space to fit your needs. Step outside to enjoy the brand new deck, ready for summer evenings, and the immediate yard is fenced with chain link, ideal for kids, pets, or outdoor activities.

Key facts

• New carpeting
• New hot water heater
• Large living room

Tags

• SPACIOUS 1.61 ACRE LOT
• LARGE LIVING ROOM
• NEW CARPETING
• LUXURY VINYL TILE
• NEW ROOF
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (43.8% below list).
• Recommended offer: $98k (43.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.2% in Dixon — 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 61/100 on livability (#445 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dixon R-I (rural): math 23% / reading 33% proficiency, ranked #280 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dixon Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 394 students, 55% FRL); Dixon Middle (math 12% / reading 17%, grade F, #362 of 391 statewide, top 93%, 227 students, 55% FRL); Dixon High (math 5% / reading 32%, grade F, #481 of 521 statewide, top 92%, 277 students, 46% FRL).
• Market conditions: 78 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,415 (43.8% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 14.8

CMA / ARV

• ARV (median comp): $234,485
• List price: $175,000
• Delta: -25.37%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.49×
• Total profit: $24,236
• Equity at exit: $100,894

10-year hold

• IRR: 9.5%
• Equity multiple: 2.79×
• Total profit: $87,651
• Equity at exit: $175,572

Cash invested: $49,000 (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 65459

• Home prices YoY: 2.9%
• Active inventory: 78
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-277

Break-even live

Break-even rent $1,335

Max offer price $126,074

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-227	+0% $-277	+5% $-326	+10% $-376
Rent	-10% $-355	-5% $-316	+0% $-277	+5% $-238	+10% $-199
Rate	-1.0pp $-189	-0.5pp $-232	base $-277	+0.5pp $-322	+1.0pp $-368

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $175,000 Active 85 DOM
2. 2026-06-21
   days on market $175,000 Active 84 DOM
3. 2026-06-19
   days on market $175,000 Active 82 DOM
4. 2026-06-18
   days on market $175,000 Active 81 DOM
5. 2026-06-17
   days on market $175,000 Active 80 DOM
6. 2026-06-16
   days on market $175,000 Active 79 DOM
7. 2026-06-15
   days on market $175,000 Active 78 DOM
8. 2026-06-14
   days on market $175,000 Active 76 DOM
9. 2026-06-12
   status $175,000 Active 75 DOM
10. 2026-05-01
    price $175,000 749-char remark

    Show marketing remark (749 chars)

    This very clean and well-maintained 3 bedroom, 1.5 bath home sits on a spacious 1.61 acre lot and offers comfortable living both inside and out. The main floor features a large living room and a kitchen with space for a dining table, perfect for everyday meals or gathering with family. Recent updates include new carpeting (living and bedrooms) and luxury vinyl tile (kitchen), a new roof Feb 2026, and a new hot water heater, providing peace of mind for the next owner. The basement offers great potential for an additional living room, family room, or bonus space to fit your needs. Step outside to enjoy the brand new deck, ready for summer evenings, and the immediate yard is fenced with chain link, ideal for kids, pets, or outdoor activities.

11. 2026-04-02
    price $189,900 749-char remark

    Show marketing remark (749 chars)

    This very clean and well-maintained 3 bedroom, 1.5 bath home sits on a spacious 1.61 acre lot and offers comfortable living both inside and out. The main floor features a large living room and a kitchen with space for a dining table, perfect for everyday meals or gathering with family. Recent updates include new carpeting (living and bedrooms) and luxury vinyl tile (kitchen), a new roof Feb 2026, and a new hot water heater, providing peace of mind for the next owner. The basement offers great potential for an additional living room, family room, or bonus space to fit your needs. Step outside to enjoy the brand new deck, ready for summer evenings, and the immediate yard is fenced with chain link, ideal for kids, pets, or outdoor activities.

12. 2026-03-13
    listed $196,500 Active 749-char remark

    Show marketing remark (749 chars)

    This very clean and well-maintained 3 bedroom, 1.5 bath home sits on a spacious 1.61 acre lot and offers comfortable living both inside and out. The main floor features a large living room and a kitchen with space for a dining table, perfect for everyday meals or gathering with family. Recent updates include new carpeting (living and bedrooms) and luxury vinyl tile (kitchen), a new roof Feb 2026, and a new hot water heater, providing peace of mind for the next owner. The basement offers great potential for an additional living room, family room, or bonus space to fit your needs. Step outside to enjoy the brand new deck, ready for summer evenings, and the immediate yard is fenced with chain link, ideal for kids, pets, or outdoor activities.

13. 2026-02-17
    soldstatus
14. 2026-02-12
    soldstatus Closed 409-char remark

    Show marketing remark (409 chars)

    Perfectly suited for comfortable living, this 3-bedroom, 1.5-bath home features an inviting interior and a layout that works for all lifestyles. The full unfinished basement is a blank canvas—ideal for creating a rec room, hobby space, or extra storage. Outside, the chain-link fence surrounds a large yard that’s perfect for children, pets, or weekend gatherings. A wonderful place to plant roots

15. 2026-01-14
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Perfectly suited for comfortable living, this 3-bedroom, 1.5-bath home features an inviting interior and a layout that works for all lifestyles. The full unfinished basement is a blank canvas—ideal for creating a rec room, hobby space, or extra storage. Outside, the chain-link fence surrounds a large yard that’s perfect for children, pets, or weekend gatherings. A wonderful place to plant roots

16. 2026-01-13
    price $110,400 409-char remark

    Show marketing remark (409 chars)

    Perfectly suited for comfortable living, this 3-bedroom, 1.5-bath home features an inviting interior and a layout that works for all lifestyles. The full unfinished basement is a blank canvas—ideal for creating a rec room, hobby space, or extra storage. Outside, the chain-link fence surrounds a large yard that’s perfect for children, pets, or weekend gatherings. A wonderful place to plant roots

17. 2025-12-01
    listed $120,000 Active 409-char remark

    Show marketing remark (409 chars)

    Perfectly suited for comfortable living, this 3-bedroom, 1.5-bath home features an inviting interior and a layout that works for all lifestyles. The full unfinished basement is a blank canvas—ideal for creating a rec room, hobby space, or extra storage. Outside, the chain-link fence surrounds a large yard that’s perfect for children, pets, or weekend gatherings. A wonderful place to plant roots

18. 1994-11-01
    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: $766 · $64/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$932/yr (+$78/mo · 121.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,810
• − Mortgage interest: −$9,803
• − Property taxes: −$766
• − Insurance: −$875
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$5,091
• Taxable loss: −$6,614
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-1,736/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: Dixon R-I
• NCES district ID: 2910830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $43,479
• Composite: 23.88/100
• National rank: #7797
• State rank: #280 of 324 in MO

Livability — Dixon

• Score: 61/100
• State rank: #445
• US rank: #18156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,164

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 184.9818
• 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

+45.8% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $196,500 MARIS as Distributed by MLS Grid
• 2026-02-17 Sold (Public Records) — Public Records
• 2026-02-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-14 Pending — MARIS as Distributed by MLS Grid
• 2026-01-13 Price Changed $110,400 MARIS as Distributed by MLS Grid
• 2025-12-01 Listed $120,000 MARIS as Distributed by MLS Grid
• 1994-11-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $766 · +10.2% YoY. Source: county tax records.