105 W Tennessee St · Chamois, MO 65024

$65,000

2 bd · 2.0 ba · 1,399 sqft · Other public records · 7 Days on market

Built 1950 0.47 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Raised above the flood zone, this 1950 two-bedroom, two-bath home sitting on 0.47+/- ac. corner lot offers peace of mind and solid potential. Features newer metal roof and gutters, a built-in hutch in the living room, and a spacious two-car (24x25) garage. The 1994 addition includes a 20x10 sitting porch for relaxing outdoors. Home needs some updating and remodeling but provides a great foundation for your vision.

Key facts

• Metal roof
• Sitting porch
• Built-in hutch

Tags

• METAL ROOF
• BUILT-IN HUTCH
• SITTING PORCH
• CORNER LOT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Vinyl siding
• Exterior features: 0.47-acre lot

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Has cooling
• Interior features: Dishwasher; Water softener (owned); No fireplace; 9 total rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (0.2% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $65k (0.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#485 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Osage County R-I (rural): math 45% / reading 40% proficiency, ranked #242 of 535 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chamois High (math 50% / reading 70%, grade C+, #35 of 521 statewide, top 8%, 68 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 42% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Osage County R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (2.1% local appreciation)).
• Osage County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,858 (0.2% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.62% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.27×
• Total profit: $4,922
• Equity at exit: $25,921

10-year hold

• IRR: 8.7%
• Equity multiple: 2.21×
• Total profit: $21,966
• Equity at exit: $37,545

Cash invested: $18,200 (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 65024

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-1

Break-even live

Break-even rent $1,053

Max offer price $64,858

Occupancy floor 95%

Sensitivity live

Price	-10% $36	-5% $18	+0% $-1	+5% $-19	+10% $-38
Rent	-10% $-84	-5% $-42	+0% $-1	+5% $41	+10% $82
Rate	-1.0pp $32	-0.5pp $16	base $-1	+0.5pp $-18	+1.0pp $-35

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $65,000 Active 7 DOM
2. 2026-06-18
   days on market $65,000 Active 5 DOM
3. 2026-06-17
   days on market $65,000 Active 4 DOM
4. 2026-06-16
   days on market $65,000 Active 3 DOM
5. 2026-06-15
   days on market $65,000 Active 2 DOM
6. 2026-06-13
   remarks 417-char remark
7. 2026-06-13
   listed $65,000 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: $452 · $38/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$178/yr (+$15/mo · 39.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,629
• − Mortgage interest: −$3,641
• − Property taxes: −$452
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,891
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $187/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: Osage County R-I
• NCES district ID: 2908490
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $47,365
• Composite: 38.65/100
• National rank: #8411
• State rank: #242 of 535 in MO

Livability — Chamois

• Score: 60/100
• State rank: #485
• US rank: #18994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chamois, MO
• Population (ZIP): 1,158

Population outlook (Osage County) Hauer SSP2

• Today (2025): 13,082 people
• By 2030: 12,648 · -3.3%
• By 2040: 11,596 · -11.4%
• By 2050: 10,298 · -21.3%
• By 2075: 7,460 · -43.0%
• By 2100: 4,907 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -28.5pp toward R · 2008: -44.6pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+71.5 2016: R+68.5 2012: R+55.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.08%
• Current HPI: 110.0731
• 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

• 2026-06-12 Listed $65,000 JCMLS

Property tax history

+5.6%/yr

Latest (2025): $452 · +5.6% YoY. Source: county tax records.