104 E Colt St · Windsor, MO 65360

$111,000

4 bd · 2.0 ba · 1,332 sqft · Other public records · 167 Days on market

Built 1920 0.27 ac lot $83/sqft · 23% above area Est $159k · 30% under ↓ 18% since listing

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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 +19.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 4 bedroom home with so many possibilities. This large home is perfect for a growing family who is looking for space for everyone. It would also make a great investment property, great for a rental or a flip opportunity. This 2 story home has all the charm, its just looking for a family or an investor to put a personal touch on it. Close to downtown Windsor and not far from WAFB.

Key facts

• 0.27 acre lot
• Built 1920
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $111k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $104k (6.4% below list).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Windsor — 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 65/100 on livability (#288 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Henry County R-I (town): math 27% / reading 34% proficiency, ranked #270 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($767 loan paydown + $11k appreciation (10.0% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $158,529
• List price: $111,000
• Delta: -29.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $68,406
• Equity at exit: $99,998

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $195,114
• Equity at exit: $215,649

Cash invested: $31,080 (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 65360

• Home prices YoY: 9.7%
• Active inventory: 46
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$582
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $125

Break-even live

Break-even rent $881

Max offer price $111,000

Occupancy floor 83%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $111,000 Active 167 DOM
2. 2026-06-18
   days on market $111,000 Active 166 DOM
3. 2026-06-17
   days on market $111,000 Active 165 DOM
4. 2026-06-16
   days on market $111,000 Active 164 DOM
5. 2026-06-15
   days on market $111,000 Active 163 DOM
6. 2026-06-14
   days on market $111,000 Active 161 DOM
7. 2026-06-12
   days on market $111,000 Active 160 DOM
8. 2026-06-09
   days on market $111,000 Active 157 DOM
9. 2026-06-08
   days on market $111,000 Active 156 DOM
10. 2026-06-07
    days on market $111,000 Active 155 DOM
11. 2026-06-02
    days on market $111,000 Active 150 DOM
12. 2026-06-01
    days on market $111,000 Active 149 DOM
13. 2026-05-31
    days on market $111,000 Active 148 DOM
14. 2026-05-30
    days on market $111,000 Active 147 DOM
15. 2026-05-07
    status Active 390-char remark

    Show marketing remark (390 chars)

    Charming 4 bedroom home with so many possibilities. This large home is perfect for a growing family who is looking for space for everyone. It would also make a great investment property, great for a rental or a flip opportunity. This 2 story home has all the charm, its just looking for a family or an investor to put a personal touch on it. Close to downtown Windsor and not far from WAFB.

16. 2026-04-13
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Charming 4 bedroom home with so many possibilities. This large home is perfect for a growing family who is looking for space for everyone. It would also make a great investment property, great for a rental or a flip opportunity. This 2 story home has all the charm, its just looking for a family or an investor to put a personal touch on it. Close to downtown Windsor and not far from WAFB.

17. 2025-12-10
    listed $111,000 Active 390-char remark

    Show marketing remark (390 chars)

    Charming 4 bedroom home with so many possibilities. This large home is perfect for a growing family who is looking for space for everyone. It would also make a great investment property, great for a rental or a flip opportunity. This 2 story home has all the charm, its just looking for a family or an investor to put a personal touch on it. Close to downtown Windsor and not far from WAFB.

18. 2023-10-19
    soldstatus Closed 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

19. 2023-09-20
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

20. 2023-09-13
    status Active 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

21. 2023-09-01
    historical Active Under Contract 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

22. 2023-07-24
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

23. 2023-07-19
    price $99,000 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

24. 2023-06-30
    price $160,000 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

25. 2023-03-16
    listed $135,000 Active 650-char remark

    Show marketing remark (650 chars)

    Back on the market no fault of the sellers. Seller has fixed everything in the inspection report. Beautiful Two Story Home! This home could be easily converted into a Bed and Breakfast or a AirBnB! Large rooms and spacious living areas! Great access to the Trail Head for cycling, just a few blocks from Farrington Park. Interior has been renovated with heated floors in the bathroom, new electric wiring throughout including panels and switches, roof new 2 1/2 years ago, furnace/ac split units added June 2023. Location directly off the main road makes this home easy to find. Come take a look and make this house your new home or great investment!

26. 1984-10-01
    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: $809 · $67/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$268/yr (+$22/mo · 33.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,472
• − Mortgage interest: −$6,218
• − Property taxes: −$809
• − Insurance: −$555
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,229
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,584/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: Henry County R-I
• NCES district ID: 2932110
• Math proficiency: 27% ▲ 3.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $38,839
• Composite: 25.53/100
• National rank: #7434
• State rank: #270 of 324 in MO

Livability — Windsor

• Score: 65/100
• State rank: #288
• US rank: #13335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, MO
• City population: 4,526
• Population (ZIP): 4,526

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.82%
• Current HPI: 279.7789
• 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

-17.8% since first listed

12 events — show timeline

• 2026-05-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-10 Listed $111,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-09-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-09-01 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-30 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-16 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $809 · +11.5% YoY. Source: county tax records.