1202 Walnut St · Chillicothe, MO 64601

$53,900

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 12 Days on market

Built 1920 6,832 sqft lot $43/sqft · 60% below area

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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
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1202 Walnut Street located in Chillicothe, MO. Here you will be welcomed by a 1,250 square feet 1920's home featuring 2 bedrooms, 1 bathroom and a full unfinished basement. This sweet bungalow style home will not last long, call today for a private showing.

Key facts

• 6,832 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential single-family home
• Exterior features: Chain link fencing; Composition roof

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 17.2% vs local median 4.8% in Chillicothe — 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 67/100 on livability (#225 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Elem (327 students, 52% FRL); Chillicothe Middle (math 31% / reading 35%, grade F, #265 of 391 statewide, top 69%, 371 students, 48% FRL); Chillicothe High (math 62% / reading 62%, grade B-, #28 of 521 statewide, top 6%, 609 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $53,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.90%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (median comp): $133,716
• List price: $53,900
• Delta: -59.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Cherry St	0.16mi	2/1.0	1,226 (-2%)	4mo	$139,900	$114	86
1008 Elm St	0.26mi	2/1.0	1,239 (-1%)	18mo	$99,900	$81	72
904 Vine St	0.35mi	2/1.0	1,134 (-9%)	6mo	$135,000	$119	63
1521 Webster St	0.43mi	3/1.0 (+1)	1,166 (-7%)	1mo	$165,000	$142	63
1309 Directory St	0.54mi	3/2.0 (+1)	1,260 (+1%)	2mo	$135,000	$107	62
1409 Cooper St	0.31mi	2/1.0	1,150 (-8%)	12mo	$119,000	$103	62
714 Vine St	0.40mi	2/1.0	1,097 (-12%)	5mo	$155,000	$141	57
400 Calhoun St	0.48mi	3/1.0 (+1)	1,162 (-7%)	13mo	$155,000	$133	50
115 Calhoun St	0.63mi	2/1.0	1,216 (-3%)	20mo	$125,000	$103	49
374 Woodrow St	0.66mi	2/1.0	1,100 (-12%)	2mo	$125,000	$114	48
406 Calhoun St	0.47mi	3/1.5 (+1)	1,092 (-13%)	6mo	$136,500	$125	44
209 Walnut St	0.65mi	3/1.0 (+1)	1,348 (+8%)	14mo	$100,000	$74	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 2.49×
• Total profit: $22,421
• Equity at exit: $8,037

10-year hold

• IRR: 41.9%
• Equity multiple: 4.95×
• Total profit: $59,624
• Equity at exit: $4,660

Cash invested: $15,092 (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 64601

• Home prices YoY: -15.3%
• Active inventory: 71
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $489

Break-even live

Break-even rent $427

Max offer price $53,900

Occupancy floor 48%

Sensitivity live

Price	-10% $520	-5% $505	+0% $489	+5% $474	+10% $459
Rent	-10% $407	-5% $448	+0% $489	+5% $531	+10% $572
Rate	-1.0pp $516	-0.5pp $503	base $489	+0.5pp $475	+1.0pp $461

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $53,900 Active 268-char remark

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $523 · $44/mo
• Expected delta: +$139/yr (+$12/mo · 36.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 15 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: $12,553
• − Mortgage interest: −$3,019
• − Property taxes: −$384
• − Insurance: −$270
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,568
• Taxable income: $5,303
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,598/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Chillicothe

• Score: 67/100
• State rank: #225
• US rank: #10947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, MO
• Population (ZIP): 12,110

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.00%
• Current HPI: 177.3092
• 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

2 events — show timeline

• 2026-05-26 Pending — NECAR
• 2026-05-14 Listed $53,900 NECAR

Property tax history

+3.6%/yr

Latest (2025): $384 · +2.3% YoY. Source: county tax records.