710 Oak St · California, MO 65018

$75,000

5 bd · 2.0 ba · 1,236 sqft · Other public records · 52 Days on market

Built 1900 0.34 ac lot $61/sqft · 29% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step back in time with this character-filled 1900s home, ready for your personal touch. This true fixer-upper features 5 bedrooms and 2 bathrooms, offering ample space and flexibility for a growing family, a home office, or multi-generational living. The solid structural foundation and original hardwood floors showcasing the craftsmanship of the era provide a strong starting point for your renovation vision. The classic exterior hints at its historical charm, while the yard presents opportunities for landscaping and outdoor entertaining. Located in a vibrant community close to local amenities, this property is perfect for investors or anyone passionate about historic homes. Don't miss your

Key facts

• Outdoor entertaining
• Classic exterior
• 0.34 acre lot

Tags

• SOLID STRUCTURAL FOUNDATION
• ORIGINAL HARDWOOD FLOORS
• CLASSIC EXTERIOR
• OPPORTUNITIES FOR LANDSCAPING
• OUTDOOR ENTERTAINING
• CLOSE TO LOCAL AMENITIES

Property features AI

Finance

• Other: Directions: Turn North on the HWY 87 exit off 50 HWY. Continue to South Oak St and the house is on the right.
• Financial info: Annual tax amount listed

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence; 2 stories
• Exterior features: Lot dimensions approximately 130 x 115; Residential zoning

Interior

• Heating & cooling: Has heating
• Interior features: Total of 11 rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#306 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Moniteau County R-I (town): math 44% / reading 55% proficiency, ranked #43 of 324 in MO (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Moniteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1900 — 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: 1.61% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.43%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $374,900
• List price: $75,000
• Delta: -79.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $16,197
• Equity at exit: $11,183

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $50,643
• Equity at exit: $6,485

Cash invested: $21,000 (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 65018

• Home prices YoY: -26.1%
• Active inventory: 43
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $445

Break-even live

Break-even rent $643

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $487	-5% $466	+0% $445	+5% $424	+10% $402
Rent	-10% $350	-5% $397	+0% $445	+5% $493	+10% $540
Rate	-1.0pp $483	-0.5pp $464	base $445	+0.5pp $426	+1.0pp $406

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 52 DOM
2. 2026-06-21
   days on market $75,000 Active 51 DOM
3. 2026-06-18
   days on market $75,000 Active 49 DOM
4. 2026-06-17
   days on market $75,000 Active 48 DOM
5. 2026-06-16
   days on market $75,000 Active 47 DOM
6. 2026-06-15
   days on market $75,000 Active 46 DOM
7. 2026-06-13
   days on market $75,000 Active 44 DOM
8. 2026-06-12
   days on market $75,000 Active 43 DOM
9. 2026-06-09
   days on market $75,000 Active 40 DOM
10. 2026-06-08
    days on market $75,000 Active 39 DOM
11. 2026-06-07
    days on market $75,000 Active 38 DOM
12. 2026-06-07
    days on market $75,000 Active 37 DOM
13. 2026-06-04
    days on market $75,000 Active 34 DOM
14. 2026-06-02
    days on market $75,000 Active 33 DOM
15. 2026-06-01
    days on market $75,000 Active 32 DOM
16. 2026-05-31
    days on market $75,000 Active 31 DOM
17. 2026-04-22
    listed $75,000 Active 796-char remark

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $14,474
• − Mortgage interest: −$4,201
• − Property taxes: −$1,000
• − Insurance: −$375
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,182
• Taxable income: $4,400
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,283/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: Moniteau County R-I
• NCES district ID: 2906510
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $47,994
• Composite: 42.14/100
• National rank: #3306
• State rank: #43 of 324 in MO

Livability — California

• Score: 64/100
• State rank: #306
• US rank: #14022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California, MO
• City population: 7,811
• Population (ZIP): 7,811

Population outlook (Moniteau County) Hauer SSP2

• Today (2025): 16,265 people
• By 2030: 16,309 · +0.3%
• By 2040: 16,437 · +1.1%
• By 2050: 16,475 · +1.3%
• By 2075: 15,956 · -1.9%
• By 2100: 14,142 · -13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Moniteau

• 2024 margin: Solid R (+62.8) · D 18.1% · R 80.8% · Other 1.1%
• 2008→2024 swing: -27.0pp toward R · 2008: -35.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+62.0 2016: R+60.3 2012: R+48.0 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.63%
• Current HPI: 214.3568
• 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

• 2026-04-22 Listed $75,000 CMBR

Property tax history

+2.3%/yr

Latest (2025): $1,000 · +1.0% YoY. Source: county tax records.