204 W Colt St · Windsor, MO 65360

$104,990

2 bd · 1.0 ba · 825 sqft · Other public records · 18 Days on market

Built 1920 8,712 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0

Listing remarks

Move-In Ready & Full of Charm! Check out this freshly redone home sitting on a big corner lot in a quiet neighborhood! You’ll love the open floor plan that’s perfect for everyday living and entertaining. Everything is move-in ready, so all you have to do is unpack and enjoy. Relax on the covered front porch and take in the peaceful surroundings — and don’t forget the large storage shed that stays with the property, perfect for tools, hobbies, or extra storage!

Key facts

• Covered front porch
• Open floor plan
• Quiet neighborhood

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• OPEN FLOOR PLAN
• COVERED FRONT PORCH
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Home design: Single-family residence; Residential property
• Exterior features: Lot dimensions approximately 66' x 132'; Lot area about 0.2 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (33.3% below list).
• Recommended offer: $70k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#288 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Henry County R-I (town): math 27% / reading 34% proficiency, ranked #270 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $30k; list at $105k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $70,000 (33.3% 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. Built in 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.67% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $51,261
• Equity at exit: $94,583

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $155,503
• Equity at exit: $203,972

Cash invested: $29,397 (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 65360

• Home prices YoY: 9.7%
• Active inventory: 46
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $-92

Break-even live

Break-even rent $817

Max offer price $88,680

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-63	+0% $-92	+5% $-122	+10% $-152
Rent	-10% $-148	-5% $-120	+0% $-92	+5% $-65	+10% $-37
Rate	-1.0pp $-39	-0.5pp $-66	base $-92	+0.5pp $-120	+1.0pp $-147

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: $26,248
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Benton St Unit B Windsor, MO	2.0	1.0	800	$700	$0.88	44d	1	0.26mi

Listing history 12 events

1. 2026-06-19
   days on market $104,990 Active 18 DOM
2. 2026-06-18
   days on market $104,990 Active 17 DOM
3. 2026-06-17
   days on market $104,990 Active 16 DOM
4. 2026-06-16
   days on market $104,990 Active 15 DOM
5. 2026-06-15
   days on market $104,990 Active 14 DOM
6. 2026-06-14
   days on market $104,990 Active 12 DOM
7. 2026-06-12
   days on market $104,990 Active 11 DOM
8. 2026-06-09
   days on market $104,990 Active 8 DOM
9. 2026-06-08
   days on market $104,990 Active 7 DOM
10. 2026-06-07
    days on market $104,990 Active 6 DOM
11. 2026-06-02
    remarks 466-char remark
12. 2026-06-02
    listed $104,990 Active 1 DOM

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$406/yr (+$34/mo · 66.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $8,400
• − Mortgage interest: −$5,881
• − Property taxes: −$612
• − Insurance: −$525
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$3,054
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $-384/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: Henry County R-I
• NCES district ID: 2932110
• Math proficiency: 27% ▲ 3.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $38,839
• Composite: 25.53/100
• National rank: #7434
• State rank: #270 of 324 in MO

Livability — Windsor

• Score: 65/100
• State rank: #288
• US rank: #13335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, MO
• City population: 4,526
• Population (ZIP): 4,526

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.82%
• Current HPI: 279.7789
• 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

+250.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $104,990 WCAR
• 2026-01-26 Price Changed $122,990 WCAR
• 2025-10-21 Listed $134,990 WCAR
• 1994-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $612 · +29.7% YoY. Source: county tax records.