1114 Comstock St · Chillicothe, MO 64601

$85,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 3 Days on market

Built 1952 6,098 sqft lot Est $118k · 28% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home with recent updates? This 2-bedroom, 1-bath home offers 884 sq ft of comfortable living space in a quiet neighborhood and is packed with improvements both inside and out. Recent updates include fresh interior paint, updated trim, new kitchen countertops, and a refreshed exterior featuring new paint, updated shutters, freshly painted front and back doors, and new fascia. Built with durable concrete block construction, this home offers simple, low-maintenance living at an affordable price. Whether you're searching for a place to call home, looking to downsize, or wanting to add another property to your investment portfolio, this property is full of potential.

Key facts

• Updated trim
• Updated shutters
• Refreshed exterior

Tags

• FRESH INTERIOR PAINT
• UPDATED TRIM
• NEW KITCHEN COUNTERTOPS
• REFRESHED EXTERIOR
• UPDATED SHUTTERS
• NEW FASCIA

Property features AI

Finance

• Other: Living area 884 (source: assessor)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan
• Construction: Block construction; Composition roof; 51–75 years old
• Exterior features: City lot; Corner lot; Located inside city limits

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating; Other cooling
• Interior features: Wood flooring; Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry closet on the main level; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $85k).
• Cap rate 9.3% vs local median 4.8% in Chillicothe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#225 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Chillicothe R-II (town): math 49% / reading 48% proficiency, ranked #60 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 47 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $118,456
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Webster St	0.41mi	2/1.0	900 (+2%)	10mo	$110,000	$122	69
1101 Cooper St	0.73mi	2/1.0	884 (0%)	7mo	$149,900	$170	60
1100 Locust St	0.48mi	2/1.0	765 (-14%)	1mo	$199,000	$260	54
425 Reynard St	0.47mi	2/1.0	838 (-5%)	19mo	$112,500	$134	53
211 Polk St	0.17mi	2/1.0	1,006 (+14%)	21mo	$72,000	$72	51

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-411
• Equity at exit: $12,674

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $16,748
• Equity at exit: $7,349

Cash invested: $23,800 (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 64601

• Home prices YoY: -15.3%
• Active inventory: 71
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $210

Break-even live

Break-even rent $641

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $258	-5% $234	+0% $210	+5% $186	+10% $162
Rent	-10% $139	-5% $175	+0% $210	+5% $246	+10% $282
Rate	-1.0pp $253	-0.5pp $232	base $210	+0.5pp $188	+1.0pp $166

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   status $85,000 Pending 3 DOM
2. 2026-06-08
   days on market $85,000 Active 3 DOM
3. 2026-06-07
   remarks 696-char remark
4. 2026-06-07
   listed $85,000 Active 2 DOM

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$523/yr (+$44/mo · 173.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 15 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: $10,886
• − Mortgage interest: −$4,761
• − Property taxes: −$302
• − Insurance: −$425
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,473
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,240/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: Chillicothe R-II
• NCES district ID: 2908760
• Math proficiency: 49% ▲ 4.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $42,193
• Composite: 40.81/100
• National rank: #3637
• State rank: #60 of 324 in MO

Livability — Chillicothe

• Score: 67/100
• State rank: #225
• US rank: #10947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, MO
• Population (ZIP): 12,110

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 14,945 people
• By 2030: 14,945 · +0.0%
• By 2040: 15,010 · +0.4%
• By 2050: 15,105 · +1.1%
• By 2075: 15,950 · +6.7%
• By 2100: 15,897 · +6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.5%
• 2008→2024 swing: -34.0pp toward R · 2008: -23.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+57.1 2016: R+56.4 2012: R+34.7 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.00%
• Current HPI: 177.3092
• 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

+6.4% since first listed

4 events — show timeline

• 2026-06-05 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $302 · -4.0% YoY. Source: county tax records.