301 Luyster St · Koshkonong, MO 65692

$129,900

3 bd · 2.0 ba · 1,792 sqft · Other public records · 31 Days on market

Built 1993 6,534 sqft lot ↓ 23% 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.5/10.0
• 1% rule +4.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Beautiful, Spacious and Move in Ready Home! 3 bedroom 2 and a half bath home sitting on nice level corner lot! Home features beautiful new kitchen, spacious rooms, primary suite with walk in closet and full bath attached, as well as a bonus room/family room! Home has central air, wood burning stove in living room, thermal pane windows and tile flooring! Call today for more information!

Key facts

• New kitchen
• Bonus room
• Full bath

Tags

• NEW KITCHEN
• WALK IN CLOSET
• FULL BATH
• BONUS ROOM
• CENTRAL AIR
• WOOD BURNING STOVE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: Corner, level lot; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Wood heat; Pellet stove
• Interior features: Fireplace in the living room; Central air conditioning; Wood and pellet stove heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $123k (5.4% below list).
• Recommended offer: $123k (5.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#803 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Oregon-Howell R-III (rural): math 15% / reading 25% proficiency, ranked #513 of 535 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Koshkonong Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 148 students, 64% FRL); Koshkonong High (math 10% / reading 30%, grade F, #472 of 521 statewide, top 91%, 78 students, 74% FRL).
• Market conditions: 20 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $122,886 (5.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $27,206
• Equity at exit: $58,559

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $80,566
• Equity at exit: $90,364

Cash invested: $36,372 (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 65692

• Home prices YoY: 1.5%
• Active inventory: 20
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $180

Break-even live

Break-even rent $1,001

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 31 DOM
2. 2026-06-17
   days on market $129,900 Active 30 DOM
3. 2026-06-16
   days on market $129,900 Active 29 DOM
4. 2026-06-15
   days on market $129,900 Active 28 DOM
5. 2026-06-13
   days on market $129,900 Active 26 DOM
6. 2026-06-12
   days on market $129,900 Active 25 DOM
7. 2026-06-09
   days on market $129,900 Active 22 DOM
8. 2026-06-08
   days on market $129,900 Active 21 DOM
9. 2026-06-07
   days on market $129,900 Active 20 DOM
10. 2026-06-04
    days on market $129,900 Active 16 DOM
11. 2026-06-02
    days on market $129,900 Active 15 DOM
12. 2026-06-01
    days on market $129,900 Active 14 DOM
13. 2026-05-31
    days on market $129,900 Active 13 DOM
14. 2026-05-18
    listed $129,900 Active
15. 2025-06-06
    status Active
16. 2025-06-05
    price $145,000
17. 2025-05-10
    status Pending
18. 2025-01-29
    listed $169,000 Active

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$594/yr (+$50/mo · 89.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,746
• − Mortgage interest: −$7,276
• − Property taxes: −$666
• − Insurance: −$650
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,779
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,156/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: Oregon-Howell R-III
• NCES district ID: 2916860
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $31,768
• Composite: 19.4/100
• National rank: #13947
• State rank: #513 of 535 in MO

Livability — Koshkonong

• Score: 54/100
• State rank: #803
• US rank: #24171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koshkonong, MO
• Population (ZIP): 1,001

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 4% Portuguese 2% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 201.4328
• 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

-23.1% since first listed

5 events — show timeline

• 2026-05-18 Listed $129,900 SOMO
• 2025-06-06 Relisted — SOMO
• 2025-06-05 Price Changed $145,000 SOMO
• 2025-05-10 Pending — SOMO
• 2025-01-29 Listed $169,000 SOMO

Property tax history

-0.1%/yr

Latest (2025): $666 · +2.5% YoY. Source: county tax records.