405 Luyster St · Koshkonong, MO 65692

$79,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 59 Days on market

Built 1940 Fair condition 8,712 sqft lot $67/sqft · 27% below area Est $110k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +6.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks MLS

Opportunity awaits in the heart of Koshkonong! This 3-bedroom, 2-bath home and property joins a church that is also for sale and offers a solid foundation for those looking to invest, renovate, or create their own space with a personal touch. Centrally located in this quiet small town, the property provides convenient access to local amenities while maintaining a beautiful setting. Inside, you'll find a functional layout with large rooms and included appliances in the kitchen, making it easy to get situated right away. The home features a partial basement, offering additional storage or potential workspace. Outside, a small outbuilding adds extra utility, though it may need some repairs--perfect for a workshop, storage, or future improvement project. With a little TLC, this property could truly shine. Whether you're a first-time buyer looking for an affordable option or an investor searching for your next project, this home presents great potential at a value.

Key facts

• Large rooms
• Partial basement
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• LARGE ROOMS
• PARTIAL BASEMENT
• SMALL OUTBUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#803 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Oregon-Howell R-III (rural): math 15% / reading 25% proficiency, ranked #513 of 535 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $109,924
• List price: $79,900
• Delta: -27.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Luyster St	0.09mi	3/1.0	1,154 (-4%)	12mo	$134,900	$117	76
102 Luyster St	0.26mi	4/1.0 (+1)	1,146 (-4%)	13mo	$95,000	$83	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.38×
• Total profit: $30,889
• Equity at exit: $36,019

10-year hold

• IRR: 25.1%
• Equity multiple: 4.59×
• Total profit: $80,235
• Equity at exit: $55,582

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 65692

• Home prices YoY: 1.5%
• Active inventory: 20
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $332

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 65%

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 14 events

1. 2026-06-18
   days on market $79,900 Active 59 DOM
2. 2026-06-17
   days on market $79,900 Active 58 DOM
3. 2026-06-16
   days on market $79,900 Active 57 DOM
4. 2026-06-15
   days on market $79,900 Active 56 DOM
5. 2026-06-13
   days on market $79,900 Active 54 DOM
6. 2026-06-12
   days on market $79,900 Active 53 DOM
7. 2026-06-09
   days on market $79,900 Active 50 DOM
8. 2026-06-08
   days on market $79,900 Active 49 DOM
9. 2026-06-07
   pricedays on market $79,900 Active 48 DOM
10. 2026-06-04
    days on market $99,900 Active 44 DOM
11. 2026-06-02
    days on market $99,900 Active 43 DOM
12. 2026-06-01
    days on market $99,900 Active 42 DOM
13. 2026-05-31
    days on market $99,900 Active 41 DOM
14. 2026-04-17
    listed $99,900 Active 974-char remark

    Show marketing remark (974 chars)

    Opportunity awaits in the heart of Koshkonong! This 3-bedroom, 2-bath home and property joins a church that is also for sale and offers a solid foundation for those looking to invest, renovate, or create their own space with a personal touch. Centrally located in this quiet small town, the property provides convenient access to local amenities while maintaining a beautiful setting. Inside, you'll find a functional layout with large rooms and included appliances in the kitchen, making it easy to get situated right away. The home features a partial basement, offering additional storage or potential workspace. Outside, a small outbuilding adds extra utility, though it may need some repairs--perfect for a workshop, storage, or future improvement project. With a little TLC, this property could truly shine. Whether you're a first-time buyer looking for an affordable option or an investor searching for your next project, this home presents great potential at a value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,434
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,324
• Taxable income: $2,887
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $3,294/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home requires moderate updates to its exterior and interior spaces to enhance its curb appeal and resale value.

Repairs flagged

• Moderate exterior siding — visible wear
• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — basic design

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update kitchen cabinets — modernizes space and increases resale value
• Both update bathroom fixtures — improves functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · visible wear	Moderate	$3,000–15,000
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · basic design	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update kitchen cabinets — modernizes space and increases resale value ↑
• Both update bathroom fixtures — improves functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oregon-Howell R-III
• NCES district ID: 2916860
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $31,768
• Composite: 19.4/100
• National rank: #13947
• State rank: #513 of 535 in MO

Livability — Koshkonong

• Score: 54/100
• State rank: #803
• US rank: #24171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koshkonong, MO
• Population (ZIP): 1,001

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 4% Portuguese 2% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 201.4328
• 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

1 event — show timeline

• 2026-04-17 Listed $99,900 SOMO