214 Cherry St · Chillicothe, MO 64601

$48,500

4 bd · 1.0 ba · 1,415 sqft · SingleFamily public records · 224 Days on market

Built 1920 6,720 sqft lot $34/sqft · 67% below area ↓ 30% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,720 sq ft lot
• Built 1920
• Listed 224 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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 $335 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.38%
• DSCR: 3.29
• GRM: 3.6

CMA / ARV

• ARV (median comp): $138,394
• List price: $48,500
• Delta: -64.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Walnut St	0.03mi	3/1.0 (-1)	1,348 (-5%)	14mo	$100,000	$74	74
1309 Directory St	0.26mi	3/2.0 (-1)	1,260 (-11%)	2mo	$135,000	$107	58
1603 Webster St	0.64mi	3/1.5 (-1)	1,465 (+4%)	6mo	$118,560	$81	52
330 Webster St. St	0.52mi	3/1.5 (-1)	1,520 (+7%)	14mo	$125,000	$82	45
1613 Calhoun St	0.68mi	3/1.0 (-1)	1,356 (-4%)	24mo	$110,000	$81	37
325 John F Kennedy Ave	0.71mi	3/1.0 (-1)	1,492 (+5%)	20mo	$150,000	$101	36
10 Saint Paul St	0.75mi	3/2.0 (-1)	1,260 (-11%)	3mo	$149,000	$118	35

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: 49.2%
• Equity multiple: 3.15×
• Total profit: $29,164
• Equity at exit: $7,232

10-year hold

• IRR: 54.7%
• Equity multiple: 6.38×
• Total profit: $73,052
• Equity at exit: $4,193

Cash invested: $13,580 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $581

Break-even live

Break-even rent $377

Max offer price $48,500

Occupancy floor 43%

Sensitivity live

Price	-10% $609	-5% $595	+0% $581	+5% $568	+10% $554
Rent	-10% $493	-5% $537	+0% $581	+5% $625	+10% $669
Rate	-1.0pp $606	-0.5pp $594	base $581	+0.5pp $569	+1.0pp $556

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-12-01
   price $48,500
2. 2025-10-17
   listed $59,000 Active
3. 2025-03-07
   status Active
4. 2024-02-10
   listed $69,000 Active

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$190/yr (+$16/mo · 67.7%)

ⓘ 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 ≥107°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: $13,357
• − Mortgage interest: −$2,717
• − Property taxes: −$281
• − Insurance: −$242
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,411
• Taxable income: $6,569
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,400/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

-29.7% since first listed

4 events — show timeline

• 2025-12-01 Price Changed $48,500 NECAR
• 2025-10-17 Listed $59,000 NECAR
• 2025-03-07 Relisted — NECAR
• 2024-02-10 Listed $69,000 NECAR

Property tax history

+1.9%/yr

Latest (2025): $281 · +2.2% YoY. Source: county tax records.