308 Clay St · Chillicothe, MO 64601

$27,500

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 6 Days on market

Built 1920 6,098 sqft lot $22/sqft · 80% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL – BRING YOUR VISION! Opportunity is knocking! This 3 bed | 1 bath | 1,228 sq ft home is ready for a full makeover and priced with potential in mind. Whether you're a seasoned investor or looking for your next project, this one has the bones to shine again. ?? Great layout ?? Nice yard space ?? Value-add opportunity ?? Perfect for flip or rental Sold AS-IS – Cash or conventional financing only. If you've been waiting for the right project this is it. Don't miss your chance to turn this diamond in the rough into something special!

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 6 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (Residential); R1 single zoning
• Construction: Frame construction; Vinyl siding
• Exterior features: Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Cap rate 33.3% vs local median 4.8% in Chillicothe — 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 (#225 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $190 of loan paydown is wiped out by about $825 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,500

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 3.68% ✓
• Cap rate: 33.29%
• Cash-on-cash: 96.42%
• DSCR: 5.29
• GRM: 2.3

CMA / ARV

• ARV (median comp): $138,394
• List price: $27,500
• Delta: -80.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Calhoun St	0.18mi	3/1.0	1,162 (-5%)	13mo	$155,000	$133	72
914 Cherry St	0.47mi	2/1.0 (-1)	1,226 (-0%)	4mo	$139,900	$114	70
10 Saint Paul St	0.43mi	3/2.0	1,260 (+3%)	3mo	$149,000	$118	69
623 Commercial St	0.41mi	3/2.0	1,280 (+4%)	1mo	$135,000	$105	69
406 Calhoun St	0.18mi	3/1.5	1,092 (-11%)	6mo	$136,500	$125	66
904 Vine St	0.29mi	2/1.0 (-1)	1,134 (-8%)	6mo	$135,000	$119	64
714 Vine St	0.21mi	2/1.0 (-1)	1,097 (-11%)	5mo	$155,000	$141	63
1309 Directory St	0.59mi	3/2.0	1,260 (+3%)	2mo	$135,000	$107	62
717 Saint Louis Ave	0.63mi	3/2.0	1,260 (+3%)	8mo	$159,000	$126	55
427 Mechanic St	0.27mi	2/2.0 (-1)	1,056 (-14%)	2mo	$169,900	$161	53
1409 Cooper St	0.73mi	2/1.0 (-1)	1,150 (-6%)	12mo	$119,000	$103	41
1116 Webster St	0.51mi	2/1.0 (-1)	1,047 (-15%)	9mo	$129,900	$124	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: 97.4%
• Equity multiple: 5.54×
• Total profit: $34,958
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 11.55×
• Total profit: $81,219
• Equity at exit: $2,378

Cash invested: $7,700 (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 64601

• Home prices YoY: -15.3%
• Active inventory: 71
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $619

Break-even live

Break-even rent $228

Max offer price $27,500

Occupancy floor 34%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 565-char remark
2. 2026-05-01
   listed $27,500 Active 565-char remark

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $295 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 15 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: $12,137
• − Mortgage interest: −$1,540
• − Property taxes: −$295
• − Insurance: −$138
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$800
• Taxable income: $7,421
• Est. tax owed @ 24.0%: −$1,781
• After-tax cash flow: $5,643/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Chillicothe

• Score: 67/100
• State rank: #225
• US rank: #10947

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

• Census place: Chillicothe, MO
• Population (ZIP): 12,110

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.00%
• Current HPI: 177.3092
• 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

3 events — show timeline

• 2026-05-28 Sold (MLS) — NECAR
• 2026-05-07 Pending — NECAR
• 2026-05-01 Listed $27,500 NECAR

Property tax history

+1.8%/yr

Latest (2025): $295 · +2.5% YoY. Source: county tax records.