1103 Calhoun St · Chillicothe, MO 64601

$79,900

4 bd · 1.0 ba · 2,688 sqft · SingleFamily public records · 36 Days on market

Built 1912 5,662 sqft lot $30/sqft · 63% below area Est $143k · 44% under ↓ 46% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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 MLS

* Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

Key facts

• Formal dining room
• Quonset building
• Fireplace

Tags

• FORMAL DINING ROOM
• FIREPLACE
• FULL UNFINISHED BASEMENT
• QUONSET BUILDING

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: Association fees billed annually

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home; 2-story
• Construction: Frame construction; Composition roof; Home is over 100 years old
• Exterior features: Partial fencing; Lot approximately 0.13 acres (50 x 112)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Formal dining area; Full basement with inside entrance and walk-up access; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• 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 $552 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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: 1.45% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (median comp): $143,476
• List price: $79,900
• Delta: -44.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Calhoun St	0.00mi	4/1.5	2,688 (0%)	22mo	$139,900	$52	79
1707 Calhoun St	0.51mi	4/2.0	2,576 (-4%)	1mo	$239,900	$93	64
1705 Fair St	0.65mi	4/3.0	2,417 (-10%)	2mo	$265,000	$110	43
904 Elm St	0.29mi	3/2.0 (-1)	2,389 (-11%)	24mo	$99,900	$42	39
211 N Herriford St	0.69mi	3/1.5 (-1)	2,496 (-7%)	12mo	$105,000	$42	39
239 Southwest Dr	0.74mi	4/2.5	2,344 (-13%)	5mo	$279,900	$119	34

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $11,153
• Equity at exit: $11,913

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $40,765
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $378

Break-even live

Break-even rent $678

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 36 DOM
2. 2026-06-17
   days on market $79,900 Active 35 DOM
3. 2026-06-16
   days on market $79,900 Active 34 DOM
4. 2026-06-15
   days on market $79,900 Active 33 DOM
5. 2026-06-13
   pricedays on market $79,900 Active 31 DOM
6. 2026-06-12
   days on market $89,900 Active 30 DOM
7. 2026-06-09
   days on market $89,900 Active 27 DOM
8. 2026-06-08
   days on market $89,900 Active 26 DOM
9. 2026-06-07
   days on market $89,900 Active 25 DOM
10. 2026-06-04
    days on market $89,900 Active 21 DOM
11. 2026-06-02
    days on market $89,900 Active 20 DOM
12. 2026-06-01
    days on market $89,900 Active 19 DOM
13. 2026-05-31
    days on market $89,900 Active 18 DOM
14. 2026-05-13
    listed $89,900 Active 401-char remark
15. 2024-08-08
    soldstatus Closed 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

16. 2024-07-10
    status Pending 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

17. 2024-05-30
    status Active 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

18. 2024-05-15
    status Pending 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

19. 2024-04-30
    status Active 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

20. 2024-04-20
    status Pending 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

21. 2024-03-03
    price $139,900 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

22. 2024-02-12
    listed $149,000 Active 570-char remark

    Show marketing remark (570 chars)

    * Back to Market, Inspections Available * Welcome home to this beautiful 1912 2 Story Colonial. Walking up to this home you will first see the big beautiful white pillars leading into the heart of the home with a stair case still full of character. The owner has preserved as much of the homes character as possible leaving the new owner with detailed trim and pocket doors you don't want to miss this opportunity. With 4 bedrooms this home is the perfect size for a growing family. The backyard has endless potential for a serene retreat on those warm summer nights.

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,884
• − Mortgage interest: −$4,476
• − Property taxes: −$1,001
• − Insurance: −$400
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,324
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,709/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

-46.4% since first listed

10 events — show timeline

• 2026-06-13 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-03-03 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2024-02-12 Listed $149,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,001 · +2.1% YoY. Source: county tax records.