105 Cedar Bluff Ave · Cabool, MO 65689

$139,900

3 bd · 1.0 ba · 1,711 sqft · SingleFamily · 50 Days on market

Built 1938 0.70 ac lot $82/sqft · 28% below area Est $193k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +9.7/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counterspace and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertainment or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

Key facts

• Updated trim
• New carpet
• New range

Tags

• NEW CARPET
• UPDATED TRIM
• NEW RANGE
• NEW REFRIGERATOR
• NEW GARAGE DOOR
• NEW SLIDING GLASS DOORS

Property features AI

Exterior

• Parking: Garage (1 car); Driveway (private, shared); Gravel driveway; Garage faces front
• Utilities: Public water; Private sewer (septic tank)
• Home design: Single-family residence; One and one-half story
• Construction: Lap siding; Metal roof; Permanent foundation; Built with residential construction materials
• Exterior features: Deck; Creek on the property; Cleared lot; Asphalt road access; Highway frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Microwave
• Bedrooms: Laundry located on the main level
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom; Therapeutic whirlpool (accessibility feature)
• Heating & cooling: Central electric heat; Central air conditioning; Ceiling fan(s)
• Interior features: Laminate counters; Insulated, double-pane windows
• Laundry & utility: Washer/dryer hookups on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.0% below list).
• Recommended offer: $120k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Cabool — 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 (#218 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Cabool R-IV (rural): math 22% / reading 39% proficiency, ranked #275 of 324 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cabool Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 340 students, 98% FRL); Cabool Middle (math 21% / reading 40%, grade F, #283 of 391 statewide, top 74%, 222 students, 100% FRL); Cabool High (math 15% / reading 34%, grade F, #436 of 521 statewide, top 85%, 207 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($967 loan paydown + $13k appreciation (9.5% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,288 (14.0% 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 50 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $192,990
• List price: $139,900
• Delta: -27.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Borough St	0.14mi	3/2.0	1,850 (+8%)	5mo	$298,000	$161	71
130 M- Borough St	0.15mi	3/2.0	1,850 (+8%)	5mo	$298,000	$161	71
204 Juniper Ave	0.32mi	3/2.0	1,689 (-1%)	16mo	$259,900	$154	66
100 Boroughs St	0.13mi	3/2.0	1,850 (+8%)	15mo	$294,900	$159	64
185 Sunshine Ave	0.42mi	3/2.0	1,830 (+7%)	3mo	$299,000	$163	63
105 Boroughs St	0.14mi	3/2.0	1,850 (+8%)	17mo	$294,900	$159	62
116 Dogwood St	0.37mi	3/—	1,835 (+7%)	13mo	$335,000	$183	60
12842 Highway Ad	0.33mi	2/3.0 (-1)	1,874 (+10%)	4mo	$140,000	$75	53
608 Summit Summit St	0.64mi	2/2.0 (-1)	1,824 (+7%)	18mo	$149,000	$82	35

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

Projected returns pro-forma

9.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.79×
• Total profit: $70,012
• Equity at exit: $120,559

10-year hold

• IRR: 20.5%
• Equity multiple: 6.25×
• Total profit: $205,818
• Equity at exit: $254,376

Cash invested: $39,172 (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 65689

• Home prices YoY: 4.2%
• Active inventory: 63
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-17

Break-even live

Break-even rent $1,224

Max offer price $137,506

Occupancy floor 96%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 50 DOM
2. 2026-06-17
   price $139,900 Active 49 DOM
3. 2026-06-17
   days on market $149,900 Active 49 DOM
4. 2026-06-16
   days on market $149,900 Active 48 DOM
5. 2026-06-15
   days on market $149,900 Active 47 DOM
6. 2026-06-13
   days on market $149,900 Active 45 DOM
7. 2026-06-12
   pricedays on market $149,900 Active 44 DOM
8. 2026-06-09
   days on market $159,900 Active 41 DOM
9. 2026-06-08
   days on market $159,900 Active 40 DOM
10. 2026-06-07
    days on market $159,900 Active 39 DOM
11. 2026-06-07
    days on market $159,900 Active 38 DOM
12. 2026-06-04
    days on market $159,900 Active 35 DOM
13. 2026-06-02
    days on market $159,900 Active 34 DOM
14. 2026-06-01
    days on market $159,900 Active 33 DOM
15. 2026-05-31
    days on market $159,900 Active 32 DOM
16. 2026-04-29
    listed $159,900 Active 1263-char remark
17. 2024-04-01
    soldstatus Closed 558-char remark

    Show marketing remark (558 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counterspace and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertainment or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

18. 2024-03-29
    soldstatus Closed

    Show marketing remark (563 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counter space and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertaining or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

19. 2024-03-25
    status Pending

    Show marketing remark (563 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counter space and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertaining or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

20. 2024-03-23
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counterspace and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertainment or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

21. 2024-02-20
    historical Active Under Contract 558-char remark

    Show marketing remark (558 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counterspace and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertainment or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

22. 2024-02-19
    historical Active Under Contract

    Show marketing remark (563 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counter space and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertaining or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

23. 2024-02-03
    listed $93,900 Active 558-char remark

    Show marketing remark (558 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counterspace and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertainment or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

24. 2024-02-02
    price $93,900

    Show marketing remark (563 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counter space and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertaining or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

25. 2024-02-02
    listed $939,000 Active

    Show marketing remark (563 chars)

    Check out this cute older farmhouse, located in Cabool! This 2 bedroom, 1 bath home features a spacious kitchen with plenty of counter space and cabinets for storage. Right off the living room, is a sunroom leading to the large back deck. An updated bathroom, including dual sinks, nice vanity, enclosed shower and large jetted tub. Partially finished attic would be an ideal space for an office or bonus room. Large yard has plenty to offer for entertaining or garden area. Property sits on 2.77 acres in town! Call or text to schedule your showing today!!

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,435
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$4,070
• Taxable loss: −$2,579
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $421/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: Cabool R-IV
• NCES district ID: 2906430
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $32,537
• Composite: 24.88/100
• National rank: #7584
• State rank: #275 of 324 in MO

Livability — Cabool

• Score: 67/100
• State rank: #218
• US rank: #10822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabool, MO
• City population: 4,273
• Population (ZIP): 4,273

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.46%
• Current HPI: 232.9575
• 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

-85.1% since first listed

12 events — show timeline

• 2026-06-17 Price Changed $139,900 SOMO
• 2026-06-10 Price Changed $149,900 SOMO
• 2026-04-29 Listed $159,900 SOMO
• 2024-04-01 Sold (MLS) — SOMO
• 2024-03-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-03-25 Pending — MARIS as Distributed by MLS Grid
• 2024-03-23 Pending — SOMO
• 2024-02-20 Contingent — SOMO
• 2024-02-19 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-03 Listed $93,900 SOMO
• 2024-02-02 Price Changed $93,900 MARIS as Distributed by MLS Grid
• 2024-02-02 Listed $939,000 MARIS as Distributed by MLS Grid