202 W Grother St · Cole Camp, MO 65325

$105,000

2 bd · 1.0 ba · 712 sqft · Other public records · 44 Days on market

Built 1930 0.28 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

More photos coming soon!! Discover this charming 2-bedroom, 1-bathroom home located in the heart of Cole Camp. Conveniently situated near a variety of local amenities, this property offers both comfort and accessibility. The home features a thoughtfully designed, cozy layout and a fenced-in backyard, perfect for relaxation or entertaining. New HVAC installed in 2024. Whether you're a first-time homebuyer, investor, or looking to downsize, this property presents an excellent opportunity. Offered at an attractive price, this home is one you won’t want to miss—schedule your showing today!

Key facts

• New hvac
• Local amenities
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• NEW HVAC
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electric service; Public water (electric water heater)
• Home design: Single-family residence; Residential property
• Exterior features: 0.28-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Electric water heater; Central electric air conditioning; Electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $33 ($391/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 $83k (21.4% below list).
• Recommended offer: $83k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#123 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.
• Cole Camp R-I (rural): math 49% / reading 49% proficiency, ranked #61 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,511 (21.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $59,206
• Equity at exit: $94,592

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $172,617
• Equity at exit: $203,992

Cash invested: $29,400 (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 65325

• Home prices YoY: 14.5%
• Active inventory: 18
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $33

Break-even live

Break-even rent $784

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 44 DOM
2. 2026-06-18
   days on market $105,000 Active 43 DOM
3. 2026-06-17
   days on market $105,000 Active 42 DOM
4. 2026-06-16
   days on market $105,000 Active 41 DOM
5. 2026-06-15
   days on market $105,000 Active 40 DOM
6. 2026-06-14
   days on market $105,000 Active 38 DOM
7. 2026-06-12
   days on market $105,000 Active 37 DOM
8. 2026-06-09
   days on market $105,000 Active 34 DOM
9. 2026-06-08
   days on market $105,000 Active 33 DOM
10. 2026-06-07
    days on market $105,000 Active 32 DOM
11. 2026-06-05
    days on market $105,000 Active 29 DOM
12. 2026-06-03
    days on market $105,000 Active 28 DOM
13. 2026-06-02
    days on market $105,000 Active 27 DOM
14. 2026-06-01
    days on market $105,000 Active 26 DOM
15. 2026-05-31
    days on market $105,000 Active 25 DOM
16. 2026-05-30
    days on market $105,000 Active 24 DOM
17. 2026-05-06
    listed $105,000 Active 604-char remark
18. 1990-05-01
    soldstatus

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$720/yr (+$60/mo · 240.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,901
• − Mortgage interest: −$5,882
• − Property taxes: −$299
• − Insurance: −$525
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$3,055
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $737/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: Cole Camp R-I
• NCES district ID: 2909900
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,598
• Composite: 40.78/100
• National rank: #3641
• State rank: #61 of 324 in MO

Livability — Cole Camp

• Score: 70/100
• State rank: #123
• US rank: #7335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cole Camp, MO
• Population (ZIP): 3,134

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Serbian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.98%
• Current HPI: 244.3929
• 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

2 events — show timeline

• 2026-05-06 Listed $105,000 WCAR
• 1990-05-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $299 · +9.1% YoY. Source: county tax records.