109 Manilla St · Koshkonong, MO 65692

$149,900

3 bd · 1.0 ba · 1,188 sqft · Other public records · 29 Days on market

Built 1960 10,019 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +4.0/10.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Beautifully updated, completely move-in ready, and packed with value! This fantastic 3-bedroom, 1.5-bathroom home offers modern upgrades and worry-free living at an incredible price point. Highlighting the exterior is a roof that is less than a year old, providing excellent long-term peace of mind. Step inside to find gorgeous, brand-new vinyl flooring that flows seamlessly through the entire layout. The heart of the home features a fully renovated kitchen, boasting stylish new cabinetry, fresh countertops, and brand-new appliances ready for use. Additional highlights include an updated bathroom and excellent curb appeal, beautifully framed by a classic wrought iron fence along the front ya

Key facts

• New appliances
• Updated kitchen
• Wrought iron fence

Tags

• UPDATED KITCHEN
• NEW VINYL FLOORING
• WROUGHT IRON FENCE
• UPDATED BATHROOM
• NEW APPLIANCES
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding
• Exterior features: Deck; Partial wrought-iron fencing; Composition roof

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Ice maker; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated windows with blinds and window coverings; Double-pane windows; Vinyl flooring
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $0 ($5/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 $112k (25.0% below list).
• Recommended offer: $112k (25.0% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Koshkonong Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 148 students, 64% FRL); Koshkonong High (math 10% / reading 30%, grade F, #472 of 521 statewide, top 91%, 78 students, 74% FRL).
• 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 $6k of equity ($1k loan paydown + $5k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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

• 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 $112,374 (25.0% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.43×
• Total profit: $18,171
• Equity at exit: $67,575

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $64,372
• Equity at exit: $104,277

Cash invested: $41,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $0

Break-even live

Break-even rent $1,123

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $43	+0% $0	+5% $-42	+10% $-84
Rent	-10% $-88	-5% $-44	+0% $0	+5% $45	+10% $89
Rate	-1.0pp $76	-0.5pp $39	base $0	+0.5pp $-38	+1.0pp $-78

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 29 DOM
2. 2026-06-21
   days on market $149,900 Active 28 DOM
3. 2026-06-18
   days on market $149,900 Active 26 DOM
4. 2026-06-17
   days on market $149,900 Active 25 DOM
5. 2026-06-16
   days on market $149,900 Active 24 DOM
6. 2026-06-15
   days on market $149,900 Active 23 DOM
7. 2026-06-13
   days on market $149,900 Active 21 DOM
8. 2026-06-12
   days on market $149,900 Active 20 DOM
9. 2026-06-09
   days on market $149,900 Active 17 DOM
10. 2026-06-08
    days on market $149,900 Active 16 DOM
11. 2026-06-07
    days on market $149,900 Active 15 DOM
12. 2026-06-04
    days on market $149,900 Active 11 DOM
13. 2026-06-02
    days on market $149,900 Active 10 DOM
14. 2026-06-01
    days on market $149,900 Active 9 DOM
15. 2026-05-31
    days on market $149,900 Active 8 DOM
16. 2026-05-23
    listed $149,900 Active
17. 2018-08-16
    listed $47,500

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$988/yr (+$82/mo · 212.1%)

ⓘ 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 4/10 Moderate
• 🌡 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: $13,485
• − Mortgage interest: −$8,397
• − Property taxes: −$466
• − Insurance: −$750
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$4,361
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $640/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

+215.6% since first listed

2 events — show timeline

• 2026-05-23 Listed $149,900 SOMO
• 2018-08-16 Listed $47,500 SOMO

Property tax history

-0.0%/yr

Latest (2025): $466 · +2.4% YoY. Source: county tax records.