23111 Lange Rd · Cole Camp, MO 65325

$434,250

5 bd · 2.0 ba · 1,500 sqft · Other public records · 14 Days on market

Built 2003 9.00 ac lot $290/sqft · 50% above area Est $577k · 25% under ↓ 11% since listing

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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 +10.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

Key facts

• Wet weather creek
• 9 acres
• Storage shed

Tags

• 9 ACRES
• ARTESIAN SPRING-FED WELL
• WET WEATHER CREEK
• STORAGE SHED
• LEAN-TO
• FROST-FREE YARD HYDRANT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $434k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (65.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (70.2% below list).
• Recommended offer: $129k (70.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#123 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Cole Camp R-I (rural): math 49% / reading 49% proficiency, ranked #61 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $129,240 (70.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.30% ✗
• Cap rate: 1.87%
• Cash-on-cash: -15.79%
• DSCR: 0.30
• GRM: 28.0

CMA / ARV

• ARV (median comp): $577,104
• List price: $434,250
• Delta: -24.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 2.11×
• Total profit: $134,373
• Equity at exit: $391,207

10-year hold

• IRR: 13.5%
• Equity multiple: 4.91×
• Total profit: $475,428
• Equity at exit: $843,652

Cash invested: $121,590 (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 65325

• Home prices YoY: 14.5%
• Active inventory: 18
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$2,277
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-1,600

Break-even live

Break-even rent $3,318

Max offer price $151,569

Occupancy floor —

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: $108,562
• Closing costs: $13,028
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $434,250 Active 14 DOM
2. 2026-06-18
   days on market $434,250 Active 13 DOM
3. 2026-06-17
   days on market $434,250 Active 12 DOM
4. 2026-06-16
   days on market $434,250 Active 11 DOM
5. 2026-06-15
   days on market $434,250 Active 10 DOM
6. 2026-06-14
   days on market $434,250 Active 8 DOM
7. 2026-06-12
   days on market $434,250 Active 7 DOM
8. 2026-06-09
   days on market $434,250 Active 4 DOM
9. 2026-06-08
   days on market $434,250 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricedays on marketlisting id $434,250 Active 2 DOM
12. 2026-05-31
    days on market $435,000 Active 171 DOM
13. 2026-05-30
    days on market $435,000 Active 170 DOM
14. 2026-01-29
    price $435,000 858-char remark

    Show marketing remark (936 chars)

    Discover 9 peaceful acres in Cole Camp, MO with this spacious 3,000 sq. ft. home featuring 5 bedrooms, 2 bathrooms, and an open, inviting layout. The large kitchen, generous bedrooms, and separate dining area offer plenty of room for everyday living and entertaining. Enjoy beautiful views of the property from the front porch. The land includes an artesian spring-fed well that flows into a small pond and wet-weather creek, a frost-free hydrant, an 8’x12’ storage shed, and a lean-to. The impressive 40’x60’ shop—partially insulated with a concrete floor and its own propane tank—is perfect for hobbyists, mechanics, or anyone needing extra workspace year-round. With room for gardening, hunting, hiking, homesteading, and even horseback riding, this property offers the space and freedom you’ve been looking for. A rare opportunity to enjoy country living at its finest! Offered at $449,000!

15. 2026-01-29
    price $435,000 936-char remark

    Show marketing remark (936 chars)

    Discover 9 peaceful acres in Cole Camp, MO with this spacious 3,000 sq. ft. home featuring 5 bedrooms, 2 bathrooms, and an open, inviting layout. The large kitchen, generous bedrooms, and separate dining area offer plenty of room for everyday living and entertaining. Enjoy beautiful views of the property from the front porch. The land includes an artesian spring-fed well that flows into a small pond and wet-weather creek, a frost-free hydrant, an 8’x12’ storage shed, and a lean-to. The impressive 40’x60’ shop—partially insulated with a concrete floor and its own propane tank—is perfect for hobbyists, mechanics, or anyone needing extra workspace year-round. With room for gardening, hunting, hiking, homesteading, and even horseback riding, this property offers the space and freedom you’ve been looking for. A rare opportunity to enjoy country living at its finest! Offered at $449,000!

16. 2025-12-08
    listed $449,000 Active 936-char remark

    Show marketing remark (936 chars)

    Discover 9 peaceful acres in Cole Camp, MO with this spacious 3,000 sq. ft. home featuring 5 bedrooms, 2 bathrooms, and an open, inviting layout. The large kitchen, generous bedrooms, and separate dining area offer plenty of room for everyday living and entertaining. Enjoy beautiful views of the property from the front porch. The land includes an artesian spring-fed well that flows into a small pond and wet-weather creek, a frost-free hydrant, an 8’x12’ storage shed, and a lean-to. The impressive 40’x60’ shop—partially insulated with a concrete floor and its own propane tank—is perfect for hobbyists, mechanics, or anyone needing extra workspace year-round. With room for gardening, hunting, hiking, homesteading, and even horseback riding, this property offers the space and freedom you’ve been looking for. A rare opportunity to enjoy country living at its finest! Offered at $449,000!

17. 2025-12-03
    status Active 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

18. 2025-07-15
    price $449,000 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

19. 2025-05-15
    status Active 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

20. 2025-05-15
    price $464,000 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

21. 2025-04-25
    status Pending 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

22. 2024-09-30
    price $484,900 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

23. 2024-09-03
    listed $489,900 Active 858-char remark

    Show marketing remark (858 chars)

    3,000 square feet, 5 bed, 2 bath home on 9 acres in Cole Camp, MO! This spacious home boasts large bedrooms, an open floor plan, separate dining area, and a beautiful large kitchen. Enjoy amazing views of your beautiful property from your front porch. The property features an artesian spring-fed well into a small pond that pipes into a wet weather creek, 8'x12' storage shed, lean-to, frost-free yard hydrant. The 40'x60' shop is ideal for any hobbyist, mechanic and offers plenty of room for storage. 30'x40' of the shop features a concrete floor, insulation and its very own propane tank to keep you warm so you can enjoy that huge shop all year long! This versatile property offers the opportunity for hunting, hiking, gardening, homesteading, and horseback riding! Don't miss out on this opportunity to own a beautiful home on an amazing piece of land!

24. 2003-11-12
    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: $1,956 · $163/mo
• Projected year-2 tax: $4,212 · $351/mo
• Expected delta: +$2,256/yr (+$188/mo · 115.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $15,509
• − Mortgage interest: −$24,325
• − Property taxes: −$1,956
• − Insurance: −$2,171
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$12,633
• Taxable loss: −$28,057
• Est. tax savings @ 24.0%: +$6,734
• After-tax cash flow: $-12,469/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: Cole Camp R-I
• NCES district ID: 2909900
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,598
• Composite: 40.78/100
• National rank: #3641
• State rank: #61 of 324 in MO

Livability — Cole Camp

• Score: 70/100
• State rank: #123
• US rank: #7335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,134

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Serbian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.98%
• Current HPI: 244.3929
• 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

-11.2% since first listed

11 events — show timeline

• 2026-01-29 Price Changed $435,000 WCAR
• 2026-01-29 Price Changed $435,000 LOBR
• 2025-12-08 Listed $449,000 LOBR
• 2025-12-03 Relisted — WCAR
• 2025-07-15 Price Changed $449,000 WCAR
• 2025-05-15 Relisted — WCAR
• 2025-05-15 Price Changed $464,000 WCAR
• 2025-04-25 Pending — WCAR
• 2024-09-30 Price Changed $484,900 WCAR
• 2024-09-03 Listed $489,900 WCAR
• 2003-11-12 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,956 · +12.7% YoY. Source: county tax records.