2211 Chouteau Ln · Boonville, MO 65233

$265,000

3 bd · 2.0 ba · 1,200 sqft · Other public records · 80 Days on market

Built 1998 9,990 sqft lot $75/mo HOA · 4% of rent ↓ 2% 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 +11.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Nestled in a quiet, well-kept neighborhood that offers peace of mind and pride of ownership, you'll appreciate the sense of security and community. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

Key facts

• Community lake
• Quiet neighborhood
• Conveniently located

Tags

• FULLY FENCED BACKYARD
• COMMUNITY LAKE
• QUIET NEIGHBORHOOD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (23.0% below list).
• Recommended offer: $204k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Boonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#410 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Boonville R-I (town): math 31% / reading 39% proficiency, ranked #215 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $204,076 (23.0% 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 80 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.8

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-48,485
• Equity at exit: $39,512

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-49,499
• Equity at exit: $22,912

Cash invested: $74,200 (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 65233

• Active inventory: 138
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$110
• HOA: −$75
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-86

Break-even live

Break-even rent $2,150

Max offer price $249,766

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-11	+0% $-86	+5% $-161	+10% $-236
Rent	-10% $-247	-5% $-167	+0% $-86	+5% $-6	+10% $75
Rate	-1.0pp $47	-0.5pp $-19	base $-86	+0.5pp $-155	+1.0pp $-225

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Stonehaven Dr Boonville, MO	3.0	2.0	1500	$2,200	$1.47	14d	1	0.53mi
1044 Stonehaven Dr Boonville, MO	2.0	2.0	1309	$1,900	$1.45	14d	1	0.54mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: security

Listing history 9 events

1. 2026-04-22
   price $265,000 797-char remark

   Show marketing remark (649 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

2. 2026-04-22
   price $265,000 649-char remark

   Show marketing remark (649 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

3. 2026-03-20
   status Active 649-char remark

   Show marketing remark (797 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Nestled in a quiet, well-kept neighborhood that offers peace of mind and pride of ownership, you'll appreciate the sense of security and community. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

4. 2026-03-20
   status Active 797-char remark

   Show marketing remark (797 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Nestled in a quiet, well-kept neighborhood that offers peace of mind and pride of ownership, you'll appreciate the sense of security and community. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

5. 2026-03-10
   status Pending 649-char remark

   Show marketing remark (797 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Nestled in a quiet, well-kept neighborhood that offers peace of mind and pride of ownership, you'll appreciate the sense of security and community. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

6. 2026-03-10
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Nestled in a quiet, well-kept neighborhood that offers peace of mind and pride of ownership, you'll appreciate the sense of security and community. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

7. 2026-02-26
   listed $270,000 Active 797-char remark

   Show marketing remark (649 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

8. 2026-02-26
   listed $270,000 Active 649-char remark

   Show marketing remark (649 chars)

   Spring is calling, and this beautifully updated home at 2211 Chouteau Lane in Boonville is ready to impress! Offering 3 bedrooms, 2 baths, and 1,444 sq ft, this move-in-ready property features stylish modern updates, refreshed finishes, and a welcoming layout perfect for everyday living and entertaining. The fully fenced backyard creates the ideal space for pets, kids, and outdoor gatherings as the weather warms up. Enjoy access to a community lake for fishing or relaxing evening walks. Conveniently located near I-70, historic downtown, parks, schools, and the Katy Trail, this home blends comfort, charm, and location in one standout package.

9. 1998-05-15
   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: $1,480 · $123/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,091/yr (+$91/mo · 73.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,489
• − Mortgage interest: −$14,844
• − Property taxes: −$1,480
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$900
• − Depreciation: −$7,709
• Taxable loss: −$5,687
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $330/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: Boonville R-I
• NCES district ID: 2905580
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,038
• Composite: 29.75/100
• National rank: #6441
• State rank: #215 of 324 in MO

Livability — Boonville

• Score: 61/100
• State rank: #410
• US rank: #17337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, MO
• Population (ZIP): 10,853

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.93%
• Current HPI: 213.6529
• 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

-1.9% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $265,000 CBORMLS
• 2026-04-22 Price Changed $265,000 JCMLS
• 2026-03-20 Relisted — JCMLS
• 2026-03-20 Relisted — CBORMLS
• 2026-03-10 Pending — JCMLS
• 2026-03-10 Pending — CBORMLS
• 2026-02-26 Listed $270,000 JCMLS
• 2026-02-26 Listed $270,000 CBORMLS
• 1998-05-15 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,480 · +7.5% YoY. Source: county tax records.