223 Tillman St · Rogersville, MO 65742

$118,500

3 bd · 2.5 ba · 1,334 sqft · Other public records · 4 Days on market

Built 1973 0.38 ac lot

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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 +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch style home, 4 bedrooms, 2,5 bathrooms, one car garage. Corner lot, close to the park. Bring your imagination to make this into your dream home!

Key facts

• Close to the park
• Corner lot
• 0.38 acre lot

Tags

• CORNER LOT
• CLOSE TO THE PARK

Property features AI

Finance

• Other: Subdivision: Tillman Hts
• Financial info: Financial specifics not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Attached garage facing front with 1 garage space
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Asphalt roof; Construction materials not specified; Year built not provided; Foundation details not provided
• Exterior features: Chain link fencing; Corner lot; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No fireplace
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 13.1% vs local median 3.2% in Rogersville — 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 65/100 on livability (#279 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Logan-Rogersville R-VIII (rural): math 40% / reading 55% proficiency, ranked #50 of 324 in MO (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Logan-Rogersville Primary (464 students, 39% FRL); Logan-Rogersville Middle (math 43% / reading 52%, grade C-, #88 of 391 statewide, top 24%, 390 students, 29% FRL); Logan-Rogersville High (math 37% / reading 57%, grade D-, #155 of 521 statewide, top 32%, 740 students, 26% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $819 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,500

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.52% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $23,609
• Equity at exit: $17,669

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $75,647
• Equity at exit: $10,246

Cash invested: $33,180 (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 65742

• Home prices YoY: -27.1%
• Active inventory: 179
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $672

Break-even live

Break-even rent $952

Max offer price $118,500

Occupancy floor 58%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
888 E Logan St Unit 888B Rogersville, MO	2.0	2.0	1395	$1,995	$1.43	14d	1	0.81mi
104 W Bluegrass St Rogersville, MO	3.0	2.0	1485	$1,510	$1.02	44d	1	1.05mi
505 Falcon Hts Rogersville, MO	4.0	2.0	1750	$1,845	$1.05	21d	1	1.33mi

Listing history 5 events

1. 2026-06-18
   days on market $118,500 Active 4 DOM
2. 2026-06-17
   days on market $118,500 Active 3 DOM
3. 2026-06-16
   days on market $118,500 Active 2 DOM
4. 2026-06-15
   remarks 149-char remark
5. 2026-06-15
   listed $118,500 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: $978 · $82/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$171/yr (+$14/mo · 17.5%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,641
• − Mortgage interest: −$6,638
• − Property taxes: −$978
• − Insurance: −$592
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$3,447
• Taxable income: $6,523
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $6,503/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: Logan-Rogersville R-VIII
• NCES district ID: 2919170
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $57,651
• Composite: 41.39/100
• National rank: #3481
• State rank: #50 of 324 in MO

Livability — Rogersville

• Score: 65/100
• State rank: #279
• US rank: #13075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, MO
• Population (ZIP): 13,747

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.50%
• Current HPI: 219.2018
• 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

+26.1% since first listed

3 events — show timeline

• 2026-06-13 Listed $118,500 SOMO
• 2019-10-11 Listed $95,000 SOMO
• 2017-12-08 Listed $94,000 SOMO

Property tax history

+3.2%/yr

Latest (2025): $978 · +8.2% YoY. Source: county tax records.