1300 County Road 113 Unit Cabin 2 · Alton, MO 65606

$129,900

2 bd · 1.0 ba · 864 sqft · SingleFamily · 375 Days on market

Built 1973 1.50 ac lot $150/sqft · 54% below area

---

Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +6.3/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Charming Cabin Retreat on 1.5 Acres Near Alton, Missouri - Bordering Mark Twain National ForestEscape to the Ozarks with this cozy cabin nestled on 1.5 acres just outside of Alton, Missouri. If you're looking for a peaceful personal getaway, this 2-bedroom, 1-bath cabin offers the perfect blend of comfort, nature, and opportunity. Located near the Mark Twain National Forest and just minutes from the Eleven Point River, this property is a dream for outdoor enthusiasts. Enjoy hiking, fishing, kayaking, and wildlife watching right at your doorstep. Property Highlights:2 bedrooms, 1 full bath with an open concept living spaceCovered deck is ideal for relaxing and enjoying the serene surroundingsPrivate well and septic for convenience and reliability1.5 acres of mature trees and natural beautyDirect access to Mark Twain National Forest - hike, explore, and unwindClose to Eleven Point River - perfect for floating, fishing, and swimmingLocation Benefits:Alton, MO is a hidden gem in the heart of the Missouri Ozarks, offering a peaceful, small-town atmosphere with access to some of the state's most beautiful natural attractions. The area is popular with vacationers, nature lovers, and those seeking a slower pace of life.

Key facts

• Covered deck
• 1.5 acres
• 1.5 acre lot

Tags

• 1.5 ACRES
• CLOSE TO ELEVEN POINT RIVER
• COVERED DECK
• PRIVATE WELL AND SEPTIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (34.9% below list).
• Recommended offer: $85k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#441 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, schools F, crime F.
• Alton R-IV (rural): math 18% / reading 37% proficiency, ranked #283 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 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 $7k of equity ($898 loan paydown + $6k appreciation (4.6% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,525 (34.9% 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 375 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $280,254
• List price: $129,900
• Delta: -53.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.34×
• Total profit: $12,518
• Equity at exit: $70,646

10-year hold

• IRR: 7.9%
• Equity multiple: 2.43×
• Total profit: $51,930
• Equity at exit: $119,540

Cash invested: $36,372 (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 65606

• Home prices YoY: 3.4%
• Active inventory: 59
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-230

Break-even live

Break-even rent $1,136

Max offer price $96,624

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 375 DOM
2. 2026-06-17
   days on market $129,900 Active 374 DOM
3. 2026-06-16
   days on market $129,900 Active 373 DOM
4. 2026-06-15
   days on market $129,900 Active 372 DOM
5. 2026-06-13
   days on market $129,900 Active 370 DOM
6. 2026-06-12
   days on market $129,900 Active 369 DOM
7. 2026-06-09
   days on market $129,900 Active 366 DOM
8. 2026-06-08
   days on market $129,900 Active 365 DOM
9. 2026-06-07
   days on market $129,900 Active 364 DOM
10. 2026-06-07
    days on market $129,900 Active 363 DOM
11. 2026-06-04
    days on market $129,900 Active 360 DOM
12. 2026-06-02
    days on market $129,900 Active 359 DOM
13. 2026-06-01
    days on market $129,900 Active 358 DOM
14. 2026-05-31
    days on market $129,900 Active 357 DOM
15. 2025-12-29
    status Active 1231-char remark

    Show marketing remark (1231 chars)

    Charming Cabin Retreat on 1.5 Acres Near Alton, Missouri - Bordering Mark Twain National ForestEscape to the Ozarks with this cozy cabin nestled on 1.5 acres just outside of Alton, Missouri. If you're looking for a peaceful personal getaway, this 2-bedroom, 1-bath cabin offers the perfect blend of comfort, nature, and opportunity. Located near the Mark Twain National Forest and just minutes from the Eleven Point River, this property is a dream for outdoor enthusiasts. Enjoy hiking, fishing, kayaking, and wildlife watching right at your doorstep. Property Highlights:2 bedrooms, 1 full bath with an open concept living spaceCovered deck is ideal for relaxing and enjoying the serene surroundingsPrivate well and septic for convenience and reliability1.5 acres of mature trees and natural beautyDirect access to Mark Twain National Forest - hike, explore, and unwindClose to Eleven Point River - perfect for floating, fishing, and swimmingLocation Benefits:Alton, MO is a hidden gem in the heart of the Missouri Ozarks, offering a peaceful, small-town atmosphere with access to some of the state's most beautiful natural attractions. The area is popular with vacationers, nature lovers, and those seeking a slower pace of life.

16. 2025-12-06
    status Pending 1231-char remark

    Show marketing remark (1231 chars)

    Charming Cabin Retreat on 1.5 Acres Near Alton, Missouri - Bordering Mark Twain National ForestEscape to the Ozarks with this cozy cabin nestled on 1.5 acres just outside of Alton, Missouri. If you're looking for a peaceful personal getaway, this 2-bedroom, 1-bath cabin offers the perfect blend of comfort, nature, and opportunity. Located near the Mark Twain National Forest and just minutes from the Eleven Point River, this property is a dream for outdoor enthusiasts. Enjoy hiking, fishing, kayaking, and wildlife watching right at your doorstep. Property Highlights:2 bedrooms, 1 full bath with an open concept living spaceCovered deck is ideal for relaxing and enjoying the serene surroundingsPrivate well and septic for convenience and reliability1.5 acres of mature trees and natural beautyDirect access to Mark Twain National Forest - hike, explore, and unwindClose to Eleven Point River - perfect for floating, fishing, and swimmingLocation Benefits:Alton, MO is a hidden gem in the heart of the Missouri Ozarks, offering a peaceful, small-town atmosphere with access to some of the state's most beautiful natural attractions. The area is popular with vacationers, nature lovers, and those seeking a slower pace of life.

17. 2025-05-16
    listed $129,900 Active 1231-char remark

    Show marketing remark (1231 chars)

    Charming Cabin Retreat on 1.5 Acres Near Alton, Missouri - Bordering Mark Twain National ForestEscape to the Ozarks with this cozy cabin nestled on 1.5 acres just outside of Alton, Missouri. If you're looking for a peaceful personal getaway, this 2-bedroom, 1-bath cabin offers the perfect blend of comfort, nature, and opportunity. Located near the Mark Twain National Forest and just minutes from the Eleven Point River, this property is a dream for outdoor enthusiasts. Enjoy hiking, fishing, kayaking, and wildlife watching right at your doorstep. Property Highlights:2 bedrooms, 1 full bath with an open concept living spaceCovered deck is ideal for relaxing and enjoying the serene surroundingsPrivate well and septic for convenience and reliability1.5 acres of mature trees and natural beautyDirect access to Mark Twain National Forest - hike, explore, and unwindClose to Eleven Point River - perfect for floating, fishing, and swimmingLocation Benefits:Alton, MO is a hidden gem in the heart of the Missouri Ozarks, offering a peaceful, small-town atmosphere with access to some of the state's most beautiful natural attractions. The area is popular with vacationers, nature lovers, and those seeking a slower pace of life.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,143
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$3,779
• Taxable loss: −$5,133
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $-1,528/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: Alton R-IV
• NCES district ID: 2903060
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $29,501
• Composite: 22.1/100
• National rank: #8179
• State rank: #283 of 324 in MO

Livability — Alton

• Score: 61/100
• State rank: #441
• US rank: #18027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,540

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Arabic 2% Spanish 1% Vietnamese 1%

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: ▲ 4.62%
• Current HPI: 142.0523
• 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

3 events — show timeline

• 2025-12-29 Relisted — SOMO
• 2025-12-06 Pending — SOMO
• 2025-05-16 Listed $129,900 SOMO