105 Walker Ct · Exeter, MO 65647

$165,000

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 38 Days on market

Built 1968 0.33 ac lot $98/sqft · at area comps Est $158k · at est. ↓ 17% 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).

• Cash flow +14.0/30.0
• Appreciation +6.6/10.0
• ARV discount +5.4/15.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Super cute 3-bedroom, 2-bath home that has been newly remodeled and is move-in ready! The spacious family room is perfect for entertaining or accommodating a large family. The kitchen offers plenty of space, features a large island, and even includes two refrigerators for added convenience. The master suite is generously sized and features an impressive oversized shower. Conveniently located just minutes from Exeter, approximately 6 minutes to Cassville, and only about 35 minutes to Rogers and the Northwest Arkansas area, this home offers both comfort and accessibility. New Furnance May 2026.

Key facts

• Two refrigerators
• Minutes from exeter
• Accessibility

Tags

• NEWLY REMODELED
• LARGE ISLAND
• TWO REFRIGERATORS
• OVERSIZED SHOWER
• MINUTES FROM EXETER
• ACCESSIBILITY

Property features AI

Exterior

• Parking: Covered driveway; 2‑car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Aluminum siding; Block foundation; Fiberglass roof; Built: year not specified
• Exterior features: Covered rear porch; Covered patio/porch; Shed(s); Cul‑de‑sac lot; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Microwave; Refrigerator; Trash compactor
• Bedrooms: Bedrooms: information not specified
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Central air; Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fans; Window air conditioning units; Central air; Central natural gas heating; Has view; Trash compactor
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $22 ($264/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 $130k (21.0% below list).
• Recommended offer: $130k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#259 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Exeter R-VI (town): math 25% / reading 25% proficiency, ranked #493 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Exeter Elem. (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 216 students, 65% FRL); Exeter High (math 24% / reading 24%, grade F, #445 of 521 statewide, top 87%, 94 students, 71% FRL).
• Market conditions: 23 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.3% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,352 (21.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1968 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $157,729
• List price: $165,000
• Delta: 4.61%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Cass Ave	0.16mi	4/2.0 (+1)	1,756 (+4%)	18mo	$180,000	$103	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.51×
• Total profit: $23,663
• Equity at exit: $76,793

10-year hold

• IRR: 11.1%
• Equity multiple: 2.71×
• Total profit: $79,216
• Equity at exit: $120,411

Cash invested: $46,200 (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 65647

• Home prices YoY: 1.8%
• Active inventory: 23
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $22

Break-even live

Break-even rent $1,276

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $69	+0% $22	+5% $-25	+10% $-71
Rent	-10% $-81	-5% $-29	+0% $22	+5% $74	+10% $125
Rate	-1.0pp $105	-0.5pp $64	base $22	+0.5pp $-21	+1.0pp $-64

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 38 DOM
2. 2026-06-21
   days on market $165,000 Active 37 DOM
3. 2026-06-18
   price $165,000 Active 35 DOM
4. 2026-06-18
   days on market $175,000 Active 35 DOM
5. 2026-06-17
   days on market $175,000 Active 34 DOM
6. 2026-06-16
   days on market $175,000 Active 33 DOM
7. 2026-06-15
   days on market $175,000 Active 32 DOM
8. 2026-06-13
   days on market $175,000 Active 30 DOM
9. 2026-06-12
   days on market $175,000 Active 29 DOM
10. 2026-06-09
    days on market $175,000 Active 26 DOM
11. 2026-06-08
    days on market $175,000 Active 25 DOM
12. 2026-06-07
    days on market $175,000 Active 24 DOM
13. 2026-06-07
    days on market $175,000 Active 23 DOM
14. 2026-06-04
    days on market $175,000 Active 20 DOM
15. 2026-06-02
    days on market $175,000 Active 19 DOM
16. 2026-06-01
    days on market $175,000 Active 18 DOM
17. 2026-05-31
    days on market $175,000 Active 17 DOM
18. 2026-05-14
    listed $175,000 Active 599-char remark
19. 2025-05-08
    price $195,000
20. 2025-05-08
    price $195,000
21. 2025-03-31
    listed $210,000 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: $885 · $74/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$716/yr (+$60/mo · 80.9%)

ⓘ 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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,642
• − Mortgage interest: −$9,243
• − Property taxes: −$885
• − Insurance: −$825
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,800
• Taxable loss: −$2,613
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $891/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: Exeter R-VI
• NCES district ID: 2911670
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $35,323
• Composite: 23.7/100
• National rank: #13239
• State rank: #493 of 535 in MO

Livability — Exeter

• Score: 65/100
• State rank: #259
• US rank: #12444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, MO
• Population (ZIP): 3,152

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 10% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 7% · Philippines, Canada
• Languages at home: 92% English-only · Other Asian/Pacific 7% Spanish 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.28%
• Current HPI: 187.0775
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $175,000 SOMO
• 2025-05-08 Price Changed $195,000 SOMO
• 2025-05-08 Price Changed $195,000 OGAR
• 2025-03-31 Listed $210,000 SOMO

Property tax history

+1.4%/yr

Latest (2025): $885 · +8.5% YoY. Source: county tax records.