316 State Route F · Koshkonong, MO 65692

$87,500

2 bd · 1.0 ba · 900 sqft · Other public records · 103 Days on market

Built 1930 10,019 sqft lot $97/sqft · 29% below area Est $124k · 29% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

Key facts

• 0.23 acre lot
• Built 1930
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 $85k (3.2% below list).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#803 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Oregon-Howell R-III (rural): math 15% / reading 25% proficiency, ranked #513 of 535 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 5 units permitted in Oregon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($605 loan paydown + $3k appreciation (3.0% local appreciation)).
• Oregon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $123,718
• List price: $87,500
• Delta: -29.27%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $14,745
• Equity at exit: $39,445

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $46,664
• Equity at exit: $60,869

Cash invested: $24,500 (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 65692

• Home prices YoY: 1.5%
• Active inventory: 20
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $64

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 87%

Sensitivity live

Price	-10% $125	-5% $95	+0% $64	+5% $34	+10% $4
Rent	-10% $-3	-5% $31	+0% $64	+5% $98	+10% $131
Rate	-1.0pp $108	-0.5pp $87	base $64	+0.5pp $42	+1.0pp $19

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $87,500 Active 103 DOM
2. 2026-06-21
   days on market $87,500 Active 102 DOM
3. 2026-06-18
   days on market $87,500 Active 100 DOM
4. 2026-06-17
   days on market $87,500 Active 99 DOM
5. 2026-06-16
   days on market $87,500 Active 98 DOM
6. 2026-06-15
   days on market $87,500 Active 97 DOM
7. 2026-06-13
   days on market $87,500 Active 95 DOM
8. 2026-06-12
   pricedays on market $87,500 Active 94 DOM
9. 2026-06-09
   days on market $90,000 Active 91 DOM
10. 2026-06-08
    days on market $90,000 Active 90 DOM
11. 2026-06-07
    days on market $90,000 Active 89 DOM
12. 2026-06-04
    days on market $90,000 Active 85 DOM
13. 2026-06-02
    days on market $90,000 Active 84 DOM
14. 2026-06-01
    days on market $90,000 Active 83 DOM
15. 2026-05-31
    days on market $90,000 Active 82 DOM
16. 2026-03-10
    listed $90,000 Active
17. 2025-05-16
    soldstatus Closed 317-char remark

    Show marketing remark (317 chars)

    Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

18. 2025-04-18
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

19. 2025-04-09
    status Active 317-char remark

    Show marketing remark (317 chars)

    Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

20. 2025-04-01
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

21. 2025-03-24
    listed $78,000 Active 317-char remark

    Show marketing remark (317 chars)

    Check out this 2 bedroom cabin just outside of the small town of Koshkonong. Recently updated laundry room, bathroom with new flooring throughout. This would make an excellent starter home. Home is close to the school, parks, conservation areas and rivers. Don't miss this opportunity to own your piece of the Ozarks!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,162
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,545
• Taxable loss: −$661
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $930/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: Oregon-Howell R-III
• NCES district ID: 2916860
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $31,768
• Composite: 19.4/100
• National rank: #13947
• State rank: #513 of 535 in MO

Livability — Koshkonong

• Score: 54/100
• State rank: #803
• US rank: #24171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koshkonong, MO
• Population (ZIP): 1,001

Population outlook (Oregon County) Hauer SSP2

• Today (2025): 10,607 people
• By 2030: 10,352 · -2.4%
• By 2040: 9,829 · -7.3%
• By 2050: 9,286 · -12.5%
• By 2075: 8,392 · -20.9%
• By 2100: 7,136 · -32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 4% Portuguese 2% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Oregon

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.2%
• 2008→2024 swing: -50.8pp toward R · 2008: -18.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.8 2016: R+60.1 2012: R+33.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 201.4328
• 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

+15.4% since first listed

6 events — show timeline

• 2026-03-10 Listed $90,000 SOMO
• 2025-05-16 Sold (MLS) — SOMO
• 2025-04-18 Pending — SOMO
• 2025-04-09 Relisted — SOMO
• 2025-04-01 Pending — SOMO
• 2025-03-24 Listed $78,000 SOMO

Property tax history

+0.4%/yr

Latest (2025): $128 · +2.3% YoY. Source: county tax records.