23417 Highway TT · Versailles, MO 65084

$135,000

3 bd · 2.0 ba · 1,305 sqft · Other public records · 16 Days on market

Built 1992 0.57 ac lot

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a property with potential? This 3-bedroom, 2-bath home sits on approximately 0.57 acres in the countryside of Morgan County and offers an opportunity for buyers to add their own updates and personal touches. The home will require updates and repairs and is best suited for buyers looking for a project, but for the right buyer, it presents a chance to build equity while creating a space that truly feels like their own. Conveniently located near Jacob's Cave, LOTO Lake of the Ozarks Off Road Park, and just a few miles from the Lake of the Ozarks, you'll enjoy easy access to trail riding, boating, fishing, camping, and outdoor recreation. Whether you're looking for a full-time resid

Key facts

• Near jacob's cave
• 0.57 acre lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• SINGLE-LEVEL FLOOR PLAN
• NEAR JACOB'S CAVE
• EASY ACCESS TO TRAIL RIDING
• EASY ACCESS TO BOATING
• EASY ACCESS TO FISHING

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Single-family detached residence; One level; Residential zoning; Fixer condition
• Construction: Vinyl siding
• Exterior features: Covered deck

Interior

• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall furnace; Ceiling fan cooling; Window unit cooling
• Interior features: Ceiling fans; Vaulted ceilings; Unfurnished

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $37 ($444/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 $107k (21.1% below list).
• Recommended offer: $107k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#489 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, amenities F.
• Morgan County R-II (rural): math 27% / reading 41% proficiency, ranked #240 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 14 units permitted in Morgan 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.
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $106,509 (21.1% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.6

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-19,583
• Equity at exit: $20,129

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-14,275
• 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 65084

• Home prices YoY: -35.0%
• Active inventory: 52
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $37

Break-even live

Break-even rent $1,018

Max offer price $135,000

Occupancy floor 92%

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. 2026-06-18
   days on market $135,000 Active 16 DOM
2. 2026-06-17
   days on market $135,000 Active 15 DOM
3. 2026-06-17
   price $135,000 Active 14 DOM
4. 2026-06-16
   days on market $150,000 Active 14 DOM
5. 2026-06-15
   days on market $150,000 Active 13 DOM
6. 2026-06-13
   days on market $150,000 Active 11 DOM
7. 2026-06-12
   days on market $150,000 Active 10 DOM
8. 2026-06-09
   days on market $150,000 Active 7 DOM
9. 2026-06-08
   days on market $150,000 Active 6 DOM
10. 2026-06-07
    days on market $150,000 Active 5 DOM
11. 2026-06-07
    days on market $150,000 Active 4 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $150,000 Active 1 DOM

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$827/yr (+$69/mo · 171.2%)

ⓘ 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 · 19 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: $12,781
• − Mortgage interest: −$7,562
• − Property taxes: −$483
• − Insurance: −$675
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,927
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $902/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: Morgan County R-II
• NCES district ID: 2930840
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $35,368
• Composite: 28.07/100
• National rank: #6837
• State rank: #240 of 324 in MO

Livability — Versailles

• Score: 60/100
• State rank: #489
• US rank: #19068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,269

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 86% English-only · German/W. Germanic 12% Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.06%
• Current HPI: 165.5808
• 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

+66.9% since first listed

12 events — show timeline

• 2026-06-02 Listed $150,000 LOBR
• 2025-05-07 Price Changed $125,000 LOBR
• 2025-04-14 Price Changed $127,500 LOBR
• 2025-04-02 Price Changed $140,000 LOBR
• 2025-04-01 Price Changed $160,000 LOBR
• 2025-03-11 Price Changed $168,000 LOBR
• 2025-03-01 Price Changed $170,000 LOBR
• 2018-04-12 Listed $55,500 LOBR
• 2016-05-23 Listed $89,900 LOBR
• 2014-10-10 Sold (Public Records) — Public Records
• 2014-10-10 Sold (MLS) — LOBR
• 2014-07-30 Listed $89,900 LOBR

Property tax history

+1.7%/yr

Latest (2025): $483 · +1.9% YoY. Source: county tax records.