6520 Route M · Taos, MO 65101

$199,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 134 Days on market

Built 1901 0.39 ac lot $130/sqft · 35% below area Est $308k · 35% 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
• Cash flow +10.7/30.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

Key facts

• New water softener
• New garbage disposal
• New countertops

Tags

• BLAIR OAKS SCHOOL DISTRICT
• NEW ROOF
• NEW WATER SOFTENER
• NEW GARBAGE DISPOSAL
• REFRESHED KITCHEN
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.6% below list).
• Recommended offer: $139k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#136 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Blair Oaks R-II (rural): math 66% / reading 68% proficiency, ranked #3 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Blair Oaks Elem. (math 72% / reading 77%, grade A, #11 of 1,115 statewide, top 1%, 218 students, 9% FRL); Blair Oaks Middle School (math 68% / reading 61%, grade A-, #5 of 391 statewide, top 2%, 264 students, 8% FRL); Blair Oaks High (math 52% / reading 82%, grade B, #16 of 521 statewide, top 3%, 457 students, 7% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 189 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,812 (30.6% 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 134 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — 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 F-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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $308,119
• List price: $199,900
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-38,522
• Equity at exit: $29,806

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-41,702
• Equity at exit: $17,284

Cash invested: $55,972 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-95

Break-even live

Break-even rent $1,508

Max offer price $183,166

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-38	+0% $-95	+5% $-151	+10% $-208
Rent	-10% $-204	-5% $-150	+0% $-95	+5% $-40	+10% $15
Rate	-1.0pp $6	-0.5pp $-44	base $-95	+0.5pp $-147	+1.0pp $-199

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $199,900 Active 134 DOM
2. 2026-06-21
   days on market $199,900 Active 133 DOM
3. 2026-06-18
   days on market $199,900 Active 131 DOM
4. 2026-06-17
   days on market $199,900 Active 130 DOM
5. 2026-06-16
   days on market $199,900 Active 129 DOM
6. 2026-06-15
   days on market $199,900 Active 128 DOM
7. 2026-06-13
   days on market $199,900 Active 126 DOM
8. 2026-06-12
   days on market $199,900 Active 125 DOM
9. 2026-06-08
   days on market $199,900 Active 121 DOM
10. 2026-06-07
    days on market $199,900 Active 120 DOM
11. 2026-06-07
    days on market $199,900 Active 119 DOM
12. 2026-06-04
    days on market $199,900 Active 116 DOM
13. 2026-06-02
    days on market $199,900 Active 115 DOM
14. 2026-06-01
    price $199,900 Active 114 DOM
15. 2026-06-01
    days on market $209,900 Active 114 DOM
16. 2026-05-31
    days on market $209,900 Active 113 DOM
17. 2026-04-22
    status Active 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

18. 2026-04-22
    price $209,900 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

19. 2026-04-10
    historical 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

20. 2026-03-11
    price $219,900 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

21. 2026-02-11
    price $224,900 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

22. 2026-01-26
    listed $239,900 Active 867-char remark

    Show marketing remark (867 chars)

    Step into timeless character blended seamlessly with modern updates in this 3 bedroom home located in the sought after Blair Oaks school district. Built in 1901, this home offers a functional layout with the primary bedroom and laundry room conveniently located on the main level, and two additional bedrooms upstairs. Enjoy peace of mind with numerous updates throughout, including a new roof (2024), new water softener, and garbage disposal. The refreshed kitchen features new countertops, stylish backsplash, updated sink, and microwave, perfect for everyday living and entertaining. New can lighting, modern fixtures, and new waterproof laminate flooring add a fresh, cohesive feel throughout. A detached garage provides extra storage or workspace, and the overall atmosphere is warm, welcoming, and perfect for anyone looking for a truly cozy place to call home.

23. 2021-09-02
    soldstatus
24. 2021-08-30
    soldstatus 395-char remark

    Show marketing remark (395 chars)

    RARE FIND!! Charming Home in Blair Oaks School District!! 3 Bedroom, 1 Bath with detached 1 car Garage. Gleaming hardwood floors, MAIN LEVEL LAUNDRY and formal dining room! Enjoy sitting on the covered front porch or entertain guests on the Deck overlooking the beautiful, spacious and level back yard. This is the the home you have been searching for! Call today to schedule your appointment!

25. 2021-07-06
    listed $129,900 395-char remark

    Show marketing remark (395 chars)

    RARE FIND!! Charming Home in Blair Oaks School District!! 3 Bedroom, 1 Bath with detached 1 car Garage. Gleaming hardwood floors, MAIN LEVEL LAUNDRY and formal dining room! Enjoy sitting on the covered front porch or entertain guests on the Deck overlooking the beautiful, spacious and level back yard. This is the the home you have been searching for! Call today to schedule your appointment!

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$1,222/yr (+$102/mo · 170.4%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,657
• − Mortgage interest: −$11,198
• − Property taxes: −$717
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,815
• Taxable loss: −$4,737
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $0/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: Blair Oaks R-II
• NCES district ID: 2909930
• Math proficiency: 66% ▲ 2.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $73,410
• Composite: 59.12/100
• National rank: #952
• State rank: #3 of 324 in MO

Livability — Taos

• Score: 70/100
• State rank: #136
• US rank: #7797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taos, MO
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

+61.6% since first listed

9 events — show timeline

• 2026-04-22 Relisted — JCMLS
• 2026-04-22 Price Changed $209,900 JCMLS
• 2026-04-10 Delisted — JCMLS
• 2026-03-11 Price Changed $219,900 JCMLS
• 2026-02-11 Price Changed $224,900 JCMLS
• 2026-01-26 Listed $239,900 JCMLS
• 2021-09-02 Sold (Public Records) — Public Records
• 2021-08-30 Sold (MLS) — JCMLS
• 2021-07-06 Listed $129,900 JCMLS

Property tax history

+2.3%/yr

Latest (2025): $717 · +9.4% YoY. Source: county tax records.