205 W Short St · Cole Camp, MO 65325

$199,000

5 bd · 1.0 ba · 1,366 sqft · Other public records · 78 Days on market

Built 1900 0.31 ac lot ↓ 5% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Fall in love with this charming 5-bedroom, 2-bath home that blends timeless character with everyday comfort! From the moment you arrive, the welcoming covered front porch sets the tone. Inside, beautiful hardwood floors lead you through a spacious living area that flows seamlessly into a bright sunroom—an ideal spot to unwind or enjoy your morning coffee. The dining room is filled with natural light and features built-in bench seating, creating a warm and inviting space for meals and gatherings. The kitchen offers generous cabinet storage, ample workspace, and select appliances for added convenience. Upstairs, you’ll find three bedrooms, including a private primary suite with an updated en-suite bath, along with a flexible landing area perfect for a reading corner or play space. The main level offers two additional bedrooms and a full bath, providing plenty of room for family or guests. With newer windows, an updated HVAC system, a detached garage, and off-street parking, this home offers both comfort and peace of mind. Schedule your showing today and see all it has to offer!

Key facts

• Covered front porch
• Ample workspace
• Bright sunroom

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• BRIGHT SUNROOM
• BUILT-IN BENCH SEATING
• GENEROUS CABINET STORAGE
• AMPLE WORKSPACE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (36.4% below list).
• Recommended offer: $127k (36.4% 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 $21k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,600 (36.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 13.1

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $95,422
• Equity at exit: $179,275

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $290,952
• Equity at exit: $386,613

Cash invested: $55,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-202

Break-even live

Break-even rent $1,522

Max offer price $163,301

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-146	+0% $-202	+5% $-258	+10% $-315
Rent	-10% $-302	-5% $-252	+0% $-202	+5% $-152	+10% $-102
Rate	-1.0pp $-102	-0.5pp $-151	base $-202	+0.5pp $-254	+1.0pp $-306

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $199,000 Active 78 DOM
2. 2026-06-18
   days on market $199,000 Active 77 DOM
3. 2026-06-17
   days on market $199,000 Active 76 DOM
4. 2026-06-16
   days on market $199,000 Active 75 DOM
5. 2026-06-15
   days on market $199,000 Active 74 DOM
6. 2026-06-14
   days on market $199,000 Active 72 DOM
7. 2026-06-12
   days on market $199,000 Active 71 DOM
8. 2026-06-09
   days on market $199,000 Active 68 DOM
9. 2026-06-08
   days on market $199,000 Active 67 DOM
10. 2026-06-07
    days on market $199,000 Active 66 DOM
11. 2026-06-05
    days on market $199,000 Active 63 DOM
12. 2026-06-03
    days on market $199,000 Active 62 DOM
13. 2026-06-02
    days on market $199,000 Active 61 DOM
14. 2026-06-01
    days on market $199,000 Active 60 DOM
15. 2026-05-31
    days on market $199,000 Active 59 DOM
16. 2026-05-30
    days on market $199,000 Active 58 DOM
17. 2026-04-02
    listed $199,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    Fall in love with this charming 5-bedroom, 2-bath home that blends timeless character with everyday comfort! From the moment you arrive, the welcoming covered front porch sets the tone. Inside, beautiful hardwood floors lead you through a spacious living area that flows seamlessly into a bright sunroom—an ideal spot to unwind or enjoy your morning coffee. The dining room is filled with natural light and features built-in bench seating, creating a warm and inviting space for meals and gatherings. The kitchen offers generous cabinet storage, ample workspace, and select appliances for added convenience. Upstairs, you’ll find three bedrooms, including a private primary suite with an updated en-suite bath, along with a flexible landing area perfect for a reading corner or play space. The main level offers two additional bedrooms and a full bath, providing plenty of room for family or guests. With newer windows, an updated HVAC system, a detached garage, and off-street parking, this home offers both comfort and peace of mind. Schedule your showing today and see all it has to offer!

18. 2025-10-17
    status Pending
19. 2025-07-29
    listed $210,000 Active
20. 1989-12-01
    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: $909 · $76/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$1,022/yr (+$85/mo · 112.4%)

ⓘ 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 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: $15,192
• − Mortgage interest: −$11,147
• − Property taxes: −$909
• − Insurance: −$995
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$5,789
• Taxable loss: −$6,079
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $-966/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

-5.2% since first listed

4 events — show timeline

• 2026-04-02 Listed $199,000 WCAR
• 2025-10-17 Pending — WCAR
• 2025-07-29 Listed $210,000 WCAR
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $909 · +15.6% YoY. Source: county tax records.