2200 Ozark St · Cabool, MO 65689

$184,000

2 bd · 2.0 ba · 1,176 sqft · Other public records · 227 Days on market

Built 1968 0.69 ac lot $156/sqft · 13% above area Est $194k · at est.

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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).

• ARV discount +9.7/15.0
• Appreciation +9.7/10.0
• Cash flow +6.6/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Texas County Home For Sale! This move-in ready, one-level house has all the cozy touches you've been looking for. With 2 bedrooms and 2 baths, it features a bright, open floor plan that feels warm and welcoming the moment you walk in. The living room is the perfect gathering spot, complete with a wood-burning fireplace, rustic wood beams, and charming barn doors. The kitchen has been nicely updated with newer cabinets, beautiful countertops, and stainless steel appliances. Home has a new metal roof. You'll also appreciate the spacious 2-car attached garage with room for storage or hobbies. Out back, enjoy a large yard that's perfect for relaxing or entertaining with family and friends. Situated on the edge of town, this home offers a peaceful setting while still being convenient to shopping and everyday amenities. Only 30 minutes to West Plains and about an hour to Springfield, MO. Call today to schedule your showing--this cozy home won't last long!

Key facts

• Open floor plan
• Rustic wood beams
• Charming barn doors

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• RUSTIC WOOD BEAMS
• CHARMING BARN DOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $184k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (45.0% below list).
• Recommended offer: $101k (45.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.0% in Cabool — 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 (#218 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools D, amenities F, commute F.
• Cabool R-IV (rural): math 22% / reading 39% proficiency, ranked #275 of 324 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (9.5% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.

Recommended offer $101,287 (45.0% 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 227 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 15.1

CMA / ARV

• ARV (median comp): $193,621
• List price: $184,000
• Delta: -4.97%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

9.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.44×
• Total profit: $74,237
• Equity at exit: $158,562

10-year hold

• IRR: 16.9%
• Equity multiple: 5.50×
• Total profit: $231,865
• Equity at exit: $334,562

Cash invested: $51,520 (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 65689

• Home prices YoY: 4.2%
• Active inventory: 63
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-300

Break-even live

Break-even rent $1,393

Max offer price $130,977

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-248	+0% $-300	+5% $-352	+10% $-404
Rent	-10% $-380	-5% $-340	+0% $-300	+5% $-260	+10% $-220
Rate	-1.0pp $-207	-0.5pp $-253	base $-300	+0.5pp $-348	+1.0pp $-396

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $184,000 Active 227 DOM
2. 2026-06-21
   days on market $184,000 Active 226 DOM
3. 2026-06-18
   days on market $184,000 Active 224 DOM
4. 2026-06-17
   days on market $184,000 Active 223 DOM
5. 2026-06-16
   days on market $184,000 Active 222 DOM
6. 2026-06-15
   days on market $184,000 Active 221 DOM
7. 2026-06-13
   days on market $184,000 Active 219 DOM
8. 2026-06-12
   days on market $184,000 Active 218 DOM
9. 2026-06-09
   days on market $184,000 Active 215 DOM
10. 2026-06-08
    days on market $184,000 Active 214 DOM
11. 2026-06-07
    days on market $184,000 Active 213 DOM
12. 2026-06-07
    days on market $184,000 Active 212 DOM
13. 2026-06-04
    days on market $184,000 Active 209 DOM
14. 2026-06-02
    days on market $184,000 Active 208 DOM
15. 2026-06-01
    days on market $184,000 Active 207 DOM
16. 2026-05-31
    days on market $184,000 Active 206 DOM
17. 2025-11-06
    listed $189,000 Active 963-char remark

    Show marketing remark (963 chars)

    Texas County Home For Sale! This move-in ready, one-level house has all the cozy touches you've been looking for. With 2 bedrooms and 2 baths, it features a bright, open floor plan that feels warm and welcoming the moment you walk in. The living room is the perfect gathering spot, complete with a wood-burning fireplace, rustic wood beams, and charming barn doors. The kitchen has been nicely updated with newer cabinets, beautiful countertops, and stainless steel appliances. Home has a new metal roof. You'll also appreciate the spacious 2-car attached garage with room for storage or hobbies. Out back, enjoy a large yard that's perfect for relaxing or entertaining with family and friends. Situated on the edge of town, this home offers a peaceful setting while still being convenient to shopping and everyday amenities. Only 30 minutes to West Plains and about an hour to Springfield, MO. Call today to schedule your showing--this cozy home won't last long!

18. 2023-08-04
    soldstatus Closed 494-char remark

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

19. 2023-08-04
    soldstatus Closed

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

20. 2023-06-19
    status Pending

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

21. 2023-06-19
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

22. 2023-06-16
    listed $159,900 Active 494-char remark

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

23. 2023-06-16
    listed $159,900 Active

    Show marketing remark (494 chars)

    Move in ready, one level home with recent updates. This 2-bedroom, 2 bath home offers an open and spacious floor plan. The home has a cozy wood burning fireplace in the living room with wood beams and barn doors. The kitchen has newer cabinets and counter tops with high end appliances. The main bathroom has a granite vanity top, and a subway tiled shower. The 2-car attached garage has plenty of space for extra organization and the back yard is private with plenty of room for entertainment.

24. 2022-03-29
    soldstatus
25. 2021-12-06
    listed $154,000
26. 2020-06-01
    listed $84,500
27. 2018-05-23
    listed $84,500
28. 2015-07-24
    soldstatus
29. 2015-02-06
    listed $37,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$1,080/yr (+$90/mo · 153.2%)

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

Taxation est. · year 1

• Rental income: $12,154
• − Mortgage interest: −$10,307
• − Property taxes: −$705
• − Insurance: −$920
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$5,353
• Taxable loss: −$7,075
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $-1,904/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: Cabool R-IV
• NCES district ID: 2906430
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $32,537
• Composite: 24.88/100
• National rank: #7584
• State rank: #275 of 324 in MO

Livability — Cabool

• Score: 67/100
• State rank: #218
• US rank: #10822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabool, MO
• City population: 4,273
• Population (ZIP): 4,273

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.46%
• Current HPI: 232.9575
• 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

+410.8% since first listed

13 events — show timeline

• 2025-11-06 Listed $189,000 SOMO
• 2023-08-04 Sold (MLS) — SOMO
• 2023-08-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-19 Pending — SOMO
• 2023-06-19 Pending — MARIS as Distributed by MLS Grid
• 2023-06-16 Listed $159,900 MARIS as Distributed by MLS Grid
• 2023-06-16 Listed $159,900 SOMO
• 2022-03-29 Sold (MLS) — SOMO
• 2021-12-06 Listed $154,000 SOMO
• 2020-06-01 Listed $84,500 SOMO
• 2018-05-23 Listed $84,500 SOMO
• 2015-07-24 Sold (MLS) — SOMO
• 2015-02-06 Listed $37,000 SOMO

Property tax history

+5.0%/yr

Latest (2025): $705 · +1.5% YoY. Source: county tax records.