623 Commercial St · Chillicothe, MO 64601

$135,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 5 Days on market

Built 1998 6,534 sqft lot

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

Key facts

• Metal siding
• Updated kitchen
• Insulated shed

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCED BACKYARD
• INSULATED SHED
• ENERGY EFFICIENT WINDOWS
• METAL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $3 ($37/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (23.7% below list).
• Recommended offer: $103k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $103,033 (23.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.76% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-21,741
• Equity at exit: $20,129

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-18,922
• Equity at exit: $11,672

Cash invested: $37,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $3

Break-even live

Break-even rent $1,026

Max offer price $135,000

Occupancy floor 95%

Sensitivity live

Price	-10% $79	-5% $41	+0% $3	+5% $-35	+10% $-73
Rent	-10% $-78	-5% $-38	+0% $3	+5% $44	+10% $84
Rate	-1.0pp $71	-0.5pp $37	base $3	+0.5pp $-32	+1.0pp $-68

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   listed $135,000 Active
3. 2025-04-08
   soldstatus
4. 2025-04-07
   soldstatus Closed 256-char remark

   Show marketing remark (256 chars)

   This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

5. 2025-02-24
   status Pending 256-char remark

   Show marketing remark (256 chars)

   This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

6. 2025-01-28
   price $125,000 256-char remark

   Show marketing remark (256 chars)

   This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

7. 2024-10-18
   status Active 256-char remark

   Show marketing remark (256 chars)

   This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

8. 2024-09-16
   listed $135,000 Active 256-char remark

   Show marketing remark (256 chars)

   This all electric home has been updated with metal siding and metal roof; new kitchen with cabinets, countertop, backsplash and appliances; new master bath with soaker tub, shower, cabinetry and lighting, main bath has been updated; 12 x 20 insulated shed.

9. 2023-07-21
   soldstatus Closed 171-char remark

   Show marketing remark (171 chars)

   14 x 24 Shed, storage shed, new carpet, all new exterior doors, new windows, updated kitchen with new cabinets, countertops, backsplash, stainless appliances, pellet stove

10. 2023-07-21
    soldstatus

    Show marketing remark (171 chars)

    14 x 24 Shed, storage shed, new carpet, all new exterior doors, new windows, updated kitchen with new cabinets, countertops, backsplash, stainless appliances, pellet stove

11. 2023-04-06
    soldstatus
12. 2023-01-17
    price $105,000 171-char remark

    Show marketing remark (171 chars)

    14 x 24 Shed, storage shed, new carpet, all new exterior doors, new windows, updated kitchen with new cabinets, countertops, backsplash, stainless appliances, pellet stove

13. 2022-12-06
    listed $115,000 Active 171-char remark

    Show marketing remark (171 chars)

    14 x 24 Shed, storage shed, new carpet, all new exterior doors, new windows, updated kitchen with new cabinets, countertops, backsplash, stainless appliances, pellet stove

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$749/yr (+$62/mo · 133.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,364
• − Mortgage interest: −$7,562
• − Property taxes: −$560
• − Insurance: −$675
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,927
• Taxable loss: −$2,339
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $598/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

+17.4% since first listed

13 events — show timeline

• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-08 Sold (Public Records) — Public Records
• 2025-04-07 Sold (MLS) — NECAR
• 2025-02-24 Pending — NECAR
• 2025-01-28 Price Changed $125,000 NECAR
• 2024-10-18 Relisted — NECAR
• 2024-09-16 Listed $135,000 NECAR
• 2023-07-21 Sold (Public Records) — Public Records
• 2023-07-21 Sold (MLS) — NECAR
• 2023-04-06 Sold (Public Records) — Public Records
• 2023-01-17 Price Changed $105,000 NECAR
• 2022-12-06 Listed $115,000 NECAR

Property tax history

+5.7%/yr

Latest (2025): $560 · +12.1% YoY. Source: county tax records.