1303 Jackson St · Chillicothe, MO 64601

$125,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 48 Days on market

Built 1930 7,405 sqft lot $109/sqft · at area comps Est $129k · 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).

• Cash flow +15.3/30.0
• ARV discount +8.8/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath home offers a great combination of updates, functionality, and value. With a new roof in 2025 and durable metal siding, much of the heavy lifting has already been done for you! Inside, you’ll find a number of recent improvements, including new flooring in the kitchen, and a fully refreshed bathroom featuring new subflooring, flooring, vanity, and paint. The laundry room has also been updated, adding convenience to everyday living. Additional upgrades include new carpet in the living room, replaced and refinished window sills and trim, and updated exterior lighting throughout, including a rear motion light and new doorbell. The enclosed front porch has been enhanced with new windows, storm door, and carpet, creating a cozy bonus space to enjoy year-round. Step outside to enjoy a spacious backyard with fencing. You’ll also appreciate the carport parking, bonus off-street parking, and a workshop room in the back, ideal for hobbies, storage, or projects. This move-in ready home is a great opportunity for a first-time buyer, downsizer, or investor. This property offers solid updates and practical features at an affordable price point!

Key facts

• New carpet
• Metal siding
• New flooring

Tags

• NEW ROOF
• METAL SIDING
• NEW FLOORING
• REFRESHED BATHROOM
• UPDATED LAUNDRY ROOM
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $45 ($544/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 $100k (20.1% below list).
• Recommended offer: $100k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,934 (20.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $128,716
• List price: $125,000
• Delta: -2.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 Webster St	0.17mi	3/1.0	1,166 (+2%)	1mo	$165,000	$142	88
1409 Cooper St	0.20mi	2/1.0 (-1)	1,150 (+0%)	12mo	$119,000	$103	75
374 Woodrow St	0.31mi	2/1.0 (-1)	1,100 (-4%)	2mo	$125,000	$114	72
1309 Directory St	0.17mi	3/2.0	1,260 (+10%)	2mo	$135,000	$107	70
1116 Webster St	0.10mi	2/1.0 (-1)	1,047 (-9%)	9mo	$129,900	$124	69
914 Cherry St	0.30mi	2/1.0 (-1)	1,226 (+7%)	4mo	$139,900	$114	66
904 Vine St	0.49mi	2/1.0 (-1)	1,134 (-1%)	6mo	$135,000	$119	65
1418 Polk St	0.23mi	2/1.0 (-1)	1,004 (-12%)	2mo	$80,000	$80	62
714 Vine St	0.47mi	2/1.0 (-1)	1,097 (-4%)	5mo	$155,000	$141	62
400 Calhoun St	0.57mi	3/1.0	1,162 (+2%)	13mo	$155,000	$133	60
406 Calhoun St	0.56mi	3/1.5	1,092 (-5%)	6mo	$136,500	$125	59
427 Mechanic St	0.55mi	2/2.0 (-1)	1,056 (-8%)	2mo	$169,900	$161	50

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-17,428
• Equity at exit: $18,638

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-11,698
• Equity at exit: $10,808

Cash invested: $35,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $45

Break-even live

Break-even rent $942

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $116	-5% $81	+0% $45	+5% $10	+10% $-25
Rent	-10% $-34	-5% $6	+0% $45	+5% $85	+10% $124
Rate	-1.0pp $108	-0.5pp $77	base $45	+0.5pp $13	+1.0pp $-20

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-10
   listed $125,000 Active 1182-char remark

   Show marketing remark (1182 chars)

   This 3 bedroom, 1 bath home offers a great combination of updates, functionality, and value. With a new roof in 2025 and durable metal siding, much of the heavy lifting has already been done for you! Inside, you’ll find a number of recent improvements, including new flooring in the kitchen, and a fully refreshed bathroom featuring new subflooring, flooring, vanity, and paint. The laundry room has also been updated, adding convenience to everyday living. Additional upgrades include new carpet in the living room, replaced and refinished window sills and trim, and updated exterior lighting throughout, including a rear motion light and new doorbell. The enclosed front porch has been enhanced with new windows, storm door, and carpet, creating a cozy bonus space to enjoy year-round. Step outside to enjoy a spacious backyard with fencing. You’ll also appreciate the carport parking, bonus off-street parking, and a workshop room in the back, ideal for hobbies, storage, or projects. This move-in ready home is a great opportunity for a first-time buyer, downsizer, or investor. This property offers solid updates and practical features at an affordable price point!

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$774/yr (+$64/mo · 176.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $11,992
• − Mortgage interest: −$7,002
• − Property taxes: −$439
• − Insurance: −$625
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,636
• Taxable loss: −$1,629
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $935/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

1 event — show timeline

• 2026-04-10 Listed $125,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $439 · -0.4% YoY. Source: county tax records.