710 Tomahawk Trl · Hermann, MO 65041

$69,900

1 bd · 1.0 ba · 448 sqft · SingleFamily public records · 45 Days on market

Built 2022 10,236 sqft lot $156/sqft · 28% above area Est $74k · 6% under $33/mo HOA · 4% of rent ↓ 7% since listing

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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 +25.1/30.0
• ARV discount +10.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sorry this property can NOT be used as a rental/investment property, air b and b, etc as the community is a private community for owner users only. Wonderful recreational property opportunity in Gascony Village!! This property includes THREE lots, 1 is clear and can fit a camper, the other 2 include one main cabin and 2 additional outer buildings/ dry cabins!!! Grab your jetboat, jet ski, camper or 4 wheeler and come enjoy life! Cabin 1 is a fabulous 3 season well insulated 2 room cabin featuring a large bedroom/bathroom/closet area and then the other side of the cabin is huge kitchen with beautiful custom cabinets and laundry room/pantry. The main cabin has a wonderful covered porch to

Key facts

• Covered porch
• Dry sleeping cabin
• Electric doors

Tags

• PRIVATE COMMUNITY
• FOUR LOTS
• MAIN CABIN
• COVERED PORCH
• DRY SLEEPING CABIN
• ELECTRIC DOORS

Property features AI

Finance

• Other: Living area reported as 608; Lot size reported as 0.235 acres
• HOA & community: Part of Gascony Village HOA; Annual association fee of $390; Community amenities include clubhouse, pool and pool maintenance, recreational facilities, lake, beach access, playground, park, picnic area, basketball court, party room, common ground, powered boats allowed, trash, and maintenance of parking/roads

Exterior

• Parking: 12x18 garage
• Utilities: Shared well water; Septic tank sewer; Electricity connected (electric service listed as 'Other')
• Home design: Residential cabin; One level; Attached property
• Construction: Cedar construction
• Exterior features: Covered patio/porch; Level, mostly open lot with a few trees

Interior

• Kitchen: Kitchen with built‑in cabinets; Microwave; Electric range; Free‑standing refrigerator
• Bedrooms: 1 bedroom on the main level (cabin 1); Additional cabin bedrooms noted as 'Cabin 2' and 'Cabin 3'
• Bathrooms: 1 full bathroom (main level, combined with bedroom in cabin 1)
• Interior features: Microwave; Electric range; Free‑standing refrigerator; Space heater; Window air conditioning unit(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($765 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.6% in Hermann — 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 74/100 on livability (#66 in MO, #4,524 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Gasconade County R-I (rural): math 44% / reading 48% proficiency, ranked #86 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hermann Elem. (math 24% / reading 44%, grade F, #676 of 1,115 statewide, top 66%, 249 students, 51% FRL); Hermann High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 323 students, 38% FRL).
• Market conditions: 60 active listings in the ZIP; 5 units permitted in Gasconade County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gasconade County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $74,080
• List price: $69,900
• Delta: -5.64%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1528 Warrior Path	0.05mi	1/1.0	450 (+0%)	12mo	$59,000	$131	86

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,526
• Equity at exit: $10,422

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $11,268
• Equity at exit: $6,044

Cash invested: $19,572 (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 65041

• Home prices YoY: -1.3%
• Active inventory: 60
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$29
• HOA: −$33
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $154

Break-even live

Break-even rent $570

Max offer price $69,900

Occupancy floor 75%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 45 DOM
2. 2026-06-17
   days on market $69,900 Active 44 DOM
3. 2026-06-16
   days on market $69,900 Active 43 DOM
4. 2026-06-15
   days on market $69,900 Active 42 DOM
5. 2026-06-13
   days on market $69,900 Active 40 DOM
6. 2026-06-12
   days on market $69,900 Active 39 DOM
7. 2026-06-09
   days on market $69,900 Active 36 DOM
8. 2026-06-08
   days on market $69,900 Active 35 DOM
9. 2026-06-07
   days on market $69,900 Active 34 DOM
10. 2026-06-07
    days on market $69,900 Active 33 DOM
11. 2026-06-04
    days on market $69,900 Active 30 DOM
12. 2026-06-02
    days on market $69,900 Active 29 DOM
13. 2026-06-01
    days on market $69,900 Active 28 DOM
14. 2026-05-31
    days on market $69,900 Active 27 DOM
15. 2026-05-04
    listed $75,000 Active 1918-char remark
16. 2026-05-04
    historical $75,000 1918-char remark

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$417/yr (+$35/mo · 160.2%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,181
• − Mortgage interest: −$3,915
• − Property taxes: −$261
• − Insurance: −$350
• − Repairs & maintenance: −$734
• − Management: −$734
• − HOA: −$396
• − Depreciation: −$2,033
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,666/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: Gasconade County R-I
• NCES district ID: 2914280
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $44,397
• Composite: 38.92/100
• National rank: #4090
• State rank: #86 of 324 in MO

Livability — Hermann

• Score: 74/100
• State rank: #66
• US rank: #4524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,559

Population outlook (Gasconade County) Hauer SSP2

• Today (2025): 14,190 people
• By 2030: 13,687 · -3.5%
• By 2040: 12,480 · -12.1%
• By 2050: 11,227 · -20.9%
• By 2075: 8,878 · -37.4%
• By 2100: 6,570 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Gasconade

• 2024 margin: Solid R (+60.2) · D 19.4% · R 79.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -24.0pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+58.3 2016: R+55.8 2012: R+39.2 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.04%
• Current HPI: 307.8
• 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

-6.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $75,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $75,000 MARIS as Distributed by MLS Grid

Property tax history

+14.5%/yr

Latest (2025): $261 · +6.8% YoY. Source: county tax records.