720 Highland St · Cabool, MO 65689

$90,000

3 bd · 1.0 ba · 1,130 sqft · Other public records · 74 Days on market

Built 1932 5,227 sqft lot $80/sqft · 39% below area Est $145k · 38% under

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Why this score? — see what drove the A- 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

his neat and well-maintained 3-bedroom, 1-bath home offers a warm, move-in ready feel with many recent updates, including brand-new carpeting. The roof is only a few years old, providing added peace of mind for the next owner. Outside, the property features a detached 2-car carport, with an additional 1-car carport currently being added--offering ample covered parking and flexibility. A small cellar located beneath the laundry room provides extra storage space and can also serve as a storm shelter. The home backs to peaceful woods, creating a private setting and a beautiful natural backdrop to enjoy year-round. Located in Cabool, MO, this property offers small-town charm with convenient access to local amenities, schools, and outdoor recreation. Cabool is known for its friendly community, proximity to the Ozarks, and easy access to rivers, parks, and Mark Twain National Forest--making it ideal for those who enjoy nature and a relaxed lifestyle. This is a great opportunity for first-time buyers, downsizers, or anyone seeking a clean, well-cared-for home in a quiet setting. Don't miss your chance to make it yours!

Key facts

• Detached carport
• Access to parks
• Backs to woods

Tags

• DETACHED CARPORT
• SMALL CELLAR
• BACKS TO WOODS
• ACCESS TO LOCAL AMENITIES
• ACCESS TO RIVERS
• ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $9k of equity ($622 loan paydown + $9k 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.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $145,188
• List price: $90,000
• Delta: -38.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.9%
• Equity multiple: 3.58×
• Total profit: $64,894
• Equity at exit: $77,557

10-year hold

• IRR: 29.4%
• Equity multiple: 7.95×
• Total profit: $175,114
• Equity at exit: $163,645

Cash invested: $25,200 (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 65689

• Home prices YoY: 4.2%
• Active inventory: 63
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $302

Break-even live

Break-even rent $670

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   pricestatusdays on market $90,000 Pending 74 DOM
2. 2026-06-04
   status $100,000 Active 71 DOM
3. 2026-05-08
   price $100,000 1129-char remark

   Show marketing remark (1129 chars)

   his neat and well-maintained 3-bedroom, 1-bath home offers a warm, move-in ready feel with many recent updates, including brand-new carpeting. The roof is only a few years old, providing added peace of mind for the next owner. Outside, the property features a detached 2-car carport, with an additional 1-car carport currently being added--offering ample covered parking and flexibility. A small cellar located beneath the laundry room provides extra storage space and can also serve as a storm shelter. The home backs to peaceful woods, creating a private setting and a beautiful natural backdrop to enjoy year-round. Located in Cabool, MO, this property offers small-town charm with convenient access to local amenities, schools, and outdoor recreation. Cabool is known for its friendly community, proximity to the Ozarks, and easy access to rivers, parks, and Mark Twain National Forest--making it ideal for those who enjoy nature and a relaxed lifestyle. This is a great opportunity for first-time buyers, downsizers, or anyone seeking a clean, well-cared-for home in a quiet setting. Don't miss your chance to make it yours!

4. 2026-04-09
   price $110,000 1129-char remark

   Show marketing remark (1129 chars)

   his neat and well-maintained 3-bedroom, 1-bath home offers a warm, move-in ready feel with many recent updates, including brand-new carpeting. The roof is only a few years old, providing added peace of mind for the next owner. Outside, the property features a detached 2-car carport, with an additional 1-car carport currently being added--offering ample covered parking and flexibility. A small cellar located beneath the laundry room provides extra storage space and can also serve as a storm shelter. The home backs to peaceful woods, creating a private setting and a beautiful natural backdrop to enjoy year-round. Located in Cabool, MO, this property offers small-town charm with convenient access to local amenities, schools, and outdoor recreation. Cabool is known for its friendly community, proximity to the Ozarks, and easy access to rivers, parks, and Mark Twain National Forest--making it ideal for those who enjoy nature and a relaxed lifestyle. This is a great opportunity for first-time buyers, downsizers, or anyone seeking a clean, well-cared-for home in a quiet setting. Don't miss your chance to make it yours!

5. 2026-03-27
   price $120,000 1129-char remark

   Show marketing remark (1129 chars)

   his neat and well-maintained 3-bedroom, 1-bath home offers a warm, move-in ready feel with many recent updates, including brand-new carpeting. The roof is only a few years old, providing added peace of mind for the next owner. Outside, the property features a detached 2-car carport, with an additional 1-car carport currently being added--offering ample covered parking and flexibility. A small cellar located beneath the laundry room provides extra storage space and can also serve as a storm shelter. The home backs to peaceful woods, creating a private setting and a beautiful natural backdrop to enjoy year-round. Located in Cabool, MO, this property offers small-town charm with convenient access to local amenities, schools, and outdoor recreation. Cabool is known for its friendly community, proximity to the Ozarks, and easy access to rivers, parks, and Mark Twain National Forest--making it ideal for those who enjoy nature and a relaxed lifestyle. This is a great opportunity for first-time buyers, downsizers, or anyone seeking a clean, well-cared-for home in a quiet setting. Don't miss your chance to make it yours!

6. 2026-03-18
   listed $125,000 Active 1129-char remark

   Show marketing remark (1129 chars)

   his neat and well-maintained 3-bedroom, 1-bath home offers a warm, move-in ready feel with many recent updates, including brand-new carpeting. The roof is only a few years old, providing added peace of mind for the next owner. Outside, the property features a detached 2-car carport, with an additional 1-car carport currently being added--offering ample covered parking and flexibility. A small cellar located beneath the laundry room provides extra storage space and can also serve as a storm shelter. The home backs to peaceful woods, creating a private setting and a beautiful natural backdrop to enjoy year-round. Located in Cabool, MO, this property offers small-town charm with convenient access to local amenities, schools, and outdoor recreation. Cabool is known for its friendly community, proximity to the Ozarks, and easy access to rivers, parks, and Mark Twain National Forest--making it ideal for those who enjoy nature and a relaxed lifestyle. This is a great opportunity for first-time buyers, downsizers, or anyone seeking a clean, well-cared-for home in a quiet setting. Don't miss your chance to make it yours!

7. 2025-07-01
   price $110,000
8. 2025-06-18
   status Active
9. 2025-06-10
   listed $115,000
10. 2025-06-10
    historical
11. 2021-04-23
    soldstatus Closed
12. 2021-03-19
    status Pending
13. 2021-01-15
    soldstatus
14. 2020-09-16
    status Pending
15. 2020-06-10
    listed $55,900 Active
16. 2020-06-08
    listed $54,000

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$635/yr (+$53/mo · 266.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,627
• − Mortgage interest: −$5,041
• − Property taxes: −$238
• − Insurance: −$450
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,618
• Taxable income: $2,258
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,081/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

+85.2% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $100,000 SOMO
• 2026-04-09 Price Changed $110,000 SOMO
• 2026-03-27 Price Changed $120,000 SOMO
• 2026-03-18 Listed $125,000 SOMO
• 2025-07-01 Price Changed $110,000 SOMO
• 2025-06-18 Relisted — SOMO
• 2025-06-10 Delisted — SOMO
• 2025-06-10 Listed $115,000 SOMO
• 2021-04-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-01-15 Sold (MLS) — SOMO
• 2020-09-16 Pending — MARIS as Distributed by MLS Grid
• 2020-06-10 Listed $55,900 MARIS as Distributed by MLS Grid
• 2020-06-08 Listed $54,000 SOMO

Property tax history

+5.1%/yr

Latest (2025): $238 · +1.5% YoY. Source: county tax records.