432 Woodrow St · Chillicothe, MO 64601

$120,000

3 bd · 1.0 ba · 1,870 sqft · SingleFamily public records · 23 Days on market

Built 1930 7,928 sqft lot $64/sqft · 39% below area Est $119k · at est.

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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 +16.3/30.0
• ARV discount +6.9/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom bungalow offering classic character and comfortable living with 1,120 finished square feet plus a full unfinished basement for added potential. Step inside to find hardwood floors that flow throughout the main living spaces, creating a welcoming feel. The home features 3 bedrooms and 1 full bath, all conveniently located on the main level. Out back, enjoy a deck that steps down into a nice fenced-in yard — perfect for relaxing, entertaining, or letting pets roam. The full unfinished basement provides excellent storage or room to expand in the future.

Key facts

• Hardwood floors
• Fenced-in yard
• 7,928 sq ft lot

Tags

• HARDWOOD FLOORS
• FENCED-IN YARD
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Not in a flood plain; Lot approximately 7,928 square feet; Living area reported as 1,120 (assessor); Property age estimated 76–100 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Vinyl siding; Composition (shingle) roof
• Exterior features: Deck; Porch; Metal fencing; Paved road access

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $67 ($799/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 $104k (13.0% below list).
• Recommended offer: $104k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Zoned schools: Chillicothe Elem (327 students, 52% FRL); Chillicothe Middle (math 31% / reading 35%, grade F, #265 of 391 statewide, top 69%, 371 students, 48% FRL); Chillicothe High (math 62% / reading 62%, grade B-, #28 of 521 statewide, top 6%, 609 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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.

Recommended offer $104,390 (13.0% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $118,533
• List price: $120,000
• Delta: 1.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 Woodrow St	0.01mi	2/2.0 (-1)	1,878 (+0%)	20mo	$30,000	$16	73
251 Southwest Dr	0.27mi	3/1.5	1,805 (-4%)	8mo	$199,900	$111	73
1307 Jackson St	0.30mi	3/1.0	2,000 (+7%)	6mo	$155,000	$78	69
453 Elm St	0.72mi	3/1.0	1,628 (-13%)	3mo	$36,900	$23	43

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-15,231
• Equity at exit: $17,892

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-7,914
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $67

Break-even live

Break-even rent $960

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $101	+0% $67	+5% $33	+10% $-1
Rent	-10% $-16	-5% $25	+0% $67	+5% $108	+10% $149
Rate	-1.0pp $127	-0.5pp $97	base $67	+0.5pp $36	+1.0pp $4

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $120,000 Active 23 DOM
2. 2026-06-21
   days on market $120,000 Active 22 DOM
3. 2026-06-21
   days on market $120,000 Active 21 DOM
4. 2026-06-18
   days on market $120,000 Active 19 DOM
5. 2026-06-17
   days on market $120,000 Active 18 DOM
6. 2026-06-16
   days on market $120,000 Active 17 DOM

   Show marketing remark (581 chars)

   Charming 3 bedroom bungalow offering classic character and comfortable living with 1,120 finished square feet plus a full unfinished basement for added potential. Step inside to find hardwood floors that flow throughout the main living spaces, creating a welcoming feel. The home features 3 bedrooms and 1 full bath, all conveniently located on the main level. Out back, enjoy a deck that steps down into a nice fenced-in yard — perfect for relaxing, entertaining, or letting pets roam. The full unfinished basement provides excellent storage or room to expand in the future.

7. 2026-06-15
   days on market $120,000 Active 16 DOM
8. 2026-06-13
   statusdays on market $120,000 Active 14 DOM
9. 2026-05-11
   listed $120,000 Active 581-char remark

   Show marketing remark (581 chars)

   Charming 3 bedroom bungalow offering classic character and comfortable living with 1,120 finished square feet plus a full unfinished basement for added potential. Step inside to find hardwood floors that flow throughout the main living spaces, creating a welcoming feel. The home features 3 bedrooms and 1 full bath, all conveniently located on the main level. Out back, enjoy a deck that steps down into a nice fenced-in yard — perfect for relaxing, entertaining, or letting pets roam. The full unfinished basement provides excellent storage or room to expand in the future.

10. 2026-05-11
    listed $120,000 Active 581-char remark

    Show marketing remark (581 chars)

    Charming 3 bedroom bungalow offering classic character and comfortable living with 1,120 finished square feet plus a full unfinished basement for added potential. Step inside to find hardwood floors that flow throughout the main living spaces, creating a welcoming feel. The home features 3 bedrooms and 1 full bath, all conveniently located on the main level. Out back, enjoy a deck that steps down into a nice fenced-in yard — perfect for relaxing, entertaining, or letting pets roam. The full unfinished basement provides excellent storage or room to expand in the future.

11. 2025-03-24
    listed $135,000 Active
12. 2021-10-12
    soldstatus
13. 2021-10-08
    soldstatus
14. 2021-06-03
    listed $100,000
15. 2018-10-22
    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: $945 · $79/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$219/yr (+$18/mo · 23.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 15 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: $12,527
• − Mortgage interest: −$6,722
• − Property taxes: −$945
• − Insurance: −$600
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$3,491
• Taxable loss: −$1,236
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,096/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

+20.0% since first listed

11 events — show timeline

• 2026-06-16 Relisted — NECAR
• 2026-06-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-26 Pending — NECAR
• 2026-05-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Listed $120,000 NECAR
• 2026-05-11 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-24 Listed $135,000 NECAR
• 2021-10-12 Sold (Public Records) — Public Records
• 2021-10-08 Sold (MLS) — NECAR
• 2021-06-03 Listed $100,000 NECAR
• 2018-10-22 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $945 · +13.6% YoY. Source: county tax records.