810 Ozark St · Cabool, MO 65689

$167,500

4 bd · 1.0 ba · 1,654 sqft · Other public records · 52 Days on market

Built 1900 10,454 sqft lot ↓ 9% since listing

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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 +14.9/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Charming 4-bedroom, 1-bath two-story home situated on a spacious lot in Cabool, offering flexibility for both residential and potential commercial use. With 1,654 square feet of living space, this property features a functional layout with room to update and add value. The home is livable as-is, providing a solid starting point for buyers while renovations or improvements are completed. While not perfect and in need of updates, it offers a great opportunity to build equity over time. The large lot adds additional potential for expansion, outdoor use, or business applications (buyer to verify zoning). Located in a high-visibility area with estimated 10,000-42,000 vehicles per week, this prop

Key facts

• 0.24 acre lot
• Garage
• Pool

Property features AI

Finance

• Other: Indoor pool

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Stucco exterior; Asphalt roof; Slab foundation; Built with two stories
• Exterior features: Covered patio/porch; City street frontage; Asphalt road surface; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Ceiling fans; Window air conditioning units
• Interior features: Pantry
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $48 ($579/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 $131k (22.0% below list).
• Recommended offer: $131k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Cabool Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 340 students, 98% FRL); Cabool Middle (math 21% / reading 40%, grade F, #283 of 391 statewide, top 74%, 222 students, 100% FRL); Cabool High (math 15% / reading 34%, grade F, #436 of 521 statewide, top 85%, 207 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $17k of equity ($1k loan paydown + $16k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,589 (22.0% 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 22% 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 2.88×
• Total profit: $88,049
• Equity at exit: $144,343

10-year hold

• IRR: 21.4%
• Equity multiple: 6.44×
• Total profit: $255,240
• Equity at exit: $304,561

Cash invested: $46,900 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $48

Break-even live

Break-even rent $1,245

Max offer price $167,500

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $96	+0% $48	+5% $1	+10% $-47
Rent	-10% $-55	-5% $-3	+0% $48	+5% $100	+10% $151
Rate	-1.0pp $133	-0.5pp $91	base $48	+0.5pp $5	+1.0pp $-39

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $167,500 Active 52 DOM
2. 2026-06-21
   days on market $167,500 Active 51 DOM
3. 2026-06-18
   days on market $167,500 Active 49 DOM
4. 2026-06-17
   days on market $167,500 Active 48 DOM
5. 2026-06-16
   days on market $167,500 Active 47 DOM
6. 2026-06-16
   price $167,500 Active 46 DOM
7. 2026-06-15
   days on market $185,000 Active 46 DOM
8. 2026-06-13
   days on market $185,000 Active 44 DOM
9. 2026-06-12
   days on market $185,000 Active 43 DOM
10. 2026-06-09
    days on market $185,000 Active 40 DOM
11. 2026-06-08
    days on market $185,000 Active 39 DOM
12. 2026-06-07
    days on market $185,000 Active 38 DOM
13. 2026-06-07
    days on market $185,000 Active 37 DOM
14. 2026-06-04
    days on market $185,000 Active 34 DOM
15. 2026-06-02
    days on market $185,000 Active 33 DOM
16. 2026-06-01
    days on market $185,000 Active 32 DOM
17. 2026-05-31
    days on market $185,000 Active 31 DOM
18. 2026-04-30
    listed $185,000 Active 930-char remark
19. 2026-04-21
    historical $185,000 930-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: $423 · $35/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$1,202/yr (+$100/mo · 284.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,671
• − Mortgage interest: −$9,383
• − Property taxes: −$423
• − Insurance: −$838
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,873
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,143/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

-9.5% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $167,500 SOMO
• 2026-04-30 Listed $185,000 SOMO
• 2026-04-21 Coming Soon $185,000 SOMO

Property tax history

+4.0%/yr

Latest (2025): $423 · +1.5% YoY. Source: county tax records.