820 2nd St · Cabool, MO 65689

$135,000

3 bd · 2.0 ba · 1,343 sqft · Other public records · 120 Days on market

Built 1967 0.60 ac lot $101/sqft · at area comps Est $137k · at est.

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Why this score? — see what drove the C- 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 +17.2/30.0
• Appreciation +9.7/10.0
• ARV discount +8.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• 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

This charming 3-bedroom, 2-bath home in Cabool sits on just over half an acre and offers a welcoming layout with beautiful cabinets and a spacious dining room right off the kitchen. Two nicely sized bedrooms are located on one end of the home with a full bath between them, while the third bedroom is a nonconforming space in the studio apartment on the west side--ideal for guests or flexible use. The home features central heating and air along with a wonderful wood-burning stove that keeps the space cozy. An attached gazebo on the east side offers great potential with a little TLC, and the property's location directly across from the school and within walking distance of local amenities adds everyday convenience. Come take a look today!

Key facts

• Welcoming layout
• Beautiful cabinets
• Attached gazebo

Tags

• WELCOMING LAYOUT
• BEAUTIFUL CABINETS
• SPACIOUS DINING ROOM
• WOOD BURNING STOVE
• ATTACHED GAZEBO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $116k (14.4% below list).
• Recommended offer: $116k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,552 (14.4% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 0.86% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $136,545
• List price: $135,000
• Delta: -1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.97×
• Total profit: $74,644
• Equity at exit: $116,336

10-year hold

• IRR: 22.5%
• Equity multiple: 6.65×
• Total profit: $213,701
• Equity at exit: $245,467

Cash invested: $37,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $96

Break-even live

Break-even rent $1,034

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 120 DOM
2. 2026-06-17
   days on market $135,000 Active 119 DOM
3. 2026-06-16
   days on market $135,000 Active 118 DOM
4. 2026-06-15
   days on market $135,000 Active 117 DOM
5. 2026-06-13
   days on market $135,000 Active 115 DOM
6. 2026-06-12
   days on market $135,000 Active 114 DOM
7. 2026-06-09
   days on market $135,000 Active 111 DOM
8. 2026-06-08
   days on market $135,000 Active 110 DOM
9. 2026-06-07
   days on market $135,000 Active 109 DOM
10. 2026-06-07
    pricedays on market $135,000 Active 108 DOM
11. 2026-06-04
    days on market $140,000 Active 105 DOM
12. 2026-06-02
    days on market $140,000 Active 104 DOM
13. 2026-06-01
    days on market $140,000 Active 103 DOM
14. 2026-05-31
    days on market $140,000 Active 102 DOM
15. 2026-03-03
    price $140,000 745-char remark

    Show marketing remark (745 chars)

    This charming 3-bedroom, 2-bath home in Cabool sits on just over half an acre and offers a welcoming layout with beautiful cabinets and a spacious dining room right off the kitchen. Two nicely sized bedrooms are located on one end of the home with a full bath between them, while the third bedroom is a nonconforming space in the studio apartment on the west side--ideal for guests or flexible use. The home features central heating and air along with a wonderful wood-burning stove that keeps the space cozy. An attached gazebo on the east side offers great potential with a little TLC, and the property's location directly across from the school and within walking distance of local amenities adds everyday convenience. Come take a look today!

16. 2026-02-17
    listed $145,000 Active 745-char remark

    Show marketing remark (745 chars)

    This charming 3-bedroom, 2-bath home in Cabool sits on just over half an acre and offers a welcoming layout with beautiful cabinets and a spacious dining room right off the kitchen. Two nicely sized bedrooms are located on one end of the home with a full bath between them, while the third bedroom is a nonconforming space in the studio apartment on the west side--ideal for guests or flexible use. The home features central heating and air along with a wonderful wood-burning stove that keeps the space cozy. An attached gazebo on the east side offers great potential with a little TLC, and the property's location directly across from the school and within walking distance of local amenities adds everyday convenience. Come take a look today!

17. 2021-09-17
    soldstatus 349-char remark

    Show marketing remark (349 chars)

    Adorable home on the hill with a beautiful yard! This home is unique and wonderful offering 3 bedrooms and 2 full baths but configured as two bedrooms, a full bath and a 1 bedroom studio-type apartment. The kitchen has a wonderful remodel, furnace and roof are newer, kitchen appliances included. Utility bills are friendly, too! This is a must see!

18. 2021-06-21
    listed $99,000 349-char remark

    Show marketing remark (349 chars)

    Adorable home on the hill with a beautiful yard! This home is unique and wonderful offering 3 bedrooms and 2 full baths but configured as two bedrooms, a full bath and a 1 bedroom studio-type apartment. The kitchen has a wonderful remodel, furnace and roof are newer, kitchen appliances included. Utility bills are friendly, too! This is a must see!

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$682/yr (+$57/mo · 108.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,866
• − Mortgage interest: −$7,562
• − Property taxes: −$627
• − Insurance: −$675
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,927
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,431/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

+41.4% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $140,000 SOMO
• 2026-02-17 Listed $145,000 SOMO
• 2021-09-17 Sold (MLS) — SOMO
• 2021-06-21 Listed $99,000 SOMO

Property tax history

+6.2%/yr

Latest (2025): $627 · +1.5% YoY. Source: county tax records.