214 Hudson Ave · Hallsville, MO 65255

$169,900

3 bd · 1.5 ba · 1,678 sqft · SingleFamily public records · 22 Days on market

Built 1960 7,475 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three bedroom, two bathroom home offers 1678 square feet of comfortable living space in the highly sought-after Hallsville School District. The property features durable metal siding for low-maintenance living. Inside you'll love the warm character of the tongue-and-groove wood ceilings. Step outside to enjoy a fully fenced backyard, perfect for pets, play, or entertaining, along with a covered patio for relaxing evenings or weekend gatherings.

Key facts

• Metal siding
• Covered patio
• 7,475 sq ft lot

Tags

• METAL SIDING
• FULLY FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $44 ($522/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 $140k (17.6% below list).
• Recommended offer: $140k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.1% in Hallsville — 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 68/100 on livability (#174 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, health & safety F.
• Hallsville R-IV (rural): math 45% / reading 45% proficiency, ranked #87 of 324 in MO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville Primary (351 students, 28% FRL); Hallsville Middle (math 48% / reading 44%, grade D+, #102 of 391 statewide, top 26%, 365 students, 28% FRL); Hallsville High (math 52% / reading 47%, grade D, #124 of 521 statewide, top 28%, 448 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Boone County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $170k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $140,000 (17.6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.82% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $343,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Hudson Ave	0.00mi	3/2.0	1,678 (0%)	1mo	$169,900	$101	97
205 Meadow Ln	0.14mi	3/2.0	1,500 (-11%)	9mo	$239,900	$160	67
100 Trent Ct	0.22mi	3/2.5	1,807 (+8%)	7mo	$349,000	$193	67
14590 Wellstead Dr	0.63mi	3/2.0	1,690 (+1%)	6mo	$489,900	$290	62
LOT 111 N Federal Dr	0.41mi	4/2.0 (+1)	1,645 (-2%)	12mo	$359,900	$219	61
14600 Mettler Dr	0.62mi	3/2.0	1,740 (+4%)	7mo	$369,900	$213	57
14592 Mettler Dr	0.56mi	3/2.0	1,731 (+3%)	13mo	$342,500	$198	56
14594 Mettler Dr	0.57mi	3/2.0	1,740 (+4%)	14mo	$355,900	$205	54
14658 Mettler Dr	0.73mi	3/2.0	1,644 (-2%)	11mo	$330,000	$201	52
14593 Mettler Dr	0.55mi	3/2.0	1,591 (-5%)	15mo	$334,900	$210	51
14598 Mettler Dr	0.60mi	3/2.0	1,800 (+7%)	9mo	$379,900	$211	51
110 Oak Ln	0.27mi	4/2.0 (+1)	1,901 (+13%)	12mo	$255,000	$134	48

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,807
• Equity at exit: $25,333

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-18,226
• Equity at exit: $14,690

Cash invested: $47,572 (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 65255

• Home prices YoY: -18.4%
• Active inventory: 56
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $44

Break-even live

Break-even rent $1,345

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $92	+0% $44	+5% $-5	+10% $-53
Rent	-10% $-67	-5% $-12	+0% $44	+5% $99	+10% $154
Rate	-1.0pp $129	-0.5pp $87	base $44	+0.5pp $-1	+1.0pp $-45

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Elizabeth St Hallsville, MO	3.0	1.0	1349	$1,400	$1.04	45d	1	0.39mi

Listing history 4 events

1. 2026-03-23
   status Pending
2. 2026-03-13
   price $169,900
3. 2026-03-01
   listed $179,900 Active
4. 2012-06-04
   soldstatus $75,400

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$439/yr (+$37/mo · 36.4%)

ⓘ 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 ≥106°F today · 18 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: $16,800
• − Mortgage interest: −$9,517
• − Property taxes: −$1,209
• − Insurance: −$850
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,943
• Taxable loss: −$2,406
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $1,100/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: Hallsville R-IV
• NCES district ID: 2913560
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $52,529
• Composite: 38.89/100
• National rank: #4097
• State rank: #87 of 324 in MO

Livability — Hallsville

• Score: 68/100
• State rank: #174
• US rank: #9241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, MO
• Population (ZIP): 5,141

Population outlook (Boone County) Hauer SSP2

• Today (2025): 202,891 people
• By 2030: 217,799 · +7.3%
• By 2040: 246,789 · +21.6%
• By 2050: 276,116 · +36.1%
• By 2075: 348,426 · +71.7%
• By 2100: 400,856 · +97.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 2% Serbian 2% Danish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Boone

• 2024 margin: Lean D (+9.8) · D 53.9% · R 44.1% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 12.0pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+12.5 2016: D+5.9 2012: D+3.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.74%
• Current HPI: 256.7246
• 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

+125.3% since first listed

4 events — show timeline

• 2026-03-23 Pending — CBORMLS
• 2026-03-13 Price Changed $169,900 CBORMLS
• 2026-03-01 Listed $179,900 CBORMLS
• 2012-06-04 Sold (Public Records) $75,400 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,209 · +11.4% YoY. Source: county tax records.