103 Harvey St · Armstrong, MO 65230

$80,000

3 bd · 1.0 ba · 1,120 sqft · Manufactured public records · 13 Days on market

Built 1900 0.53 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.53 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Has garage with 1 garage space
• Home design: Single family residence; Residential property
• Construction: Above-grade finished area: 1,488; Below-grade finished area: 1,488
• Exterior features: Lot dimensions are approximately 121 x 190; Zoned R-1

Interior

• Kitchen: Range, Oven, Refrigerator
• Heating & cooling: Has heating
• Interior features: Range, Oven, Refrigerator; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $80k).

Location & tenants

• Location reads 54/100 on livability (#798 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fayette R-III (town): math 27% / reading 40% proficiency, ranked #238 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Laurence J. Daly Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 329 students, 47% FRL); Wm. N. Clark Middle (math 32% / reading 37%, grade F, #243 of 391 statewide, top 65%, 145 students, 43% FRL); Fayette High (math 5% / reading 44%, grade F, #436 of 521 statewide, top 85%, 189 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 9 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Howard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1900 — 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. 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.02×
• Total profit: $22,951
• Equity at exit: $35,971

10-year hold

• IRR: 19.4%
• Equity multiple: 3.82×
• Total profit: $63,098
• Equity at exit: $55,436

Cash invested: $22,400 (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 65230

• Active inventory: 7
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $209

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $264	-5% $236	+0% $209	+5% $181	+10% $154
Rent	-10% $133	-5% $171	+0% $209	+5% $247	+10% $285
Rate	-1.0pp $249	-0.5pp $229	base $209	+0.5pp $188	+1.0pp $167

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $80,000 Active 13 DOM
2. 2026-06-21
   days on market $80,000 Active 12 DOM
3. 2026-06-18
   days on market $80,000 Active 10 DOM
4. 2026-06-17
   days on market $80,000 Active 9 DOM
5. 2026-06-16
   days on market $80,000 Active 8 DOM
6. 2026-06-15
   days on market $80,000 Active 7 DOM
7. 2026-06-13
   days on market $80,000 Active 5 DOM
8. 2026-06-12
   days on market $80,000 Active 4 DOM
9. 2026-06-09
   listed $80,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,570
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,327
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,191/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: Fayette R-III
• NCES district ID: 2911990
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $42,178
• Composite: 28.31/100
• National rank: #6784
• State rank: #238 of 324 in MO

Livability — Armstrong

• Score: 54/100
• State rank: #798
• US rank: #24126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armstrong, MO
• Population (ZIP): 521

Population outlook (Howard County) Hauer SSP2

• Today (2025): 10,041 people
• By 2030: 9,994 · -0.5%
• By 2040: 9,780 · -2.6%
• By 2050: 9,482 · -5.6%
• By 2075: 9,009 · -10.3%
• By 2100: 8,332 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 3%
• Common ancestry: Lithuanian 2% Serbian 2% Iranian 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+44.3) · D 27.1% · R 71.3% · Other 1.6%
• 2008→2024 swing: -30.4pp toward R · 2008: -13.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.0 2016: R+41.2 2012: R+26.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-08 Listed $80,000 CMBR

Property tax history

+1.0%/yr

Latest (2025): $120 · -0.3% YoY. Source: county tax records.