21145 Highway 135 · Stover, MO 65078

$185,000

4 bd · 2.0 ba · 1,567 sqft · Other public records · 76 Days on market

Built 1975 2.73 ac lot ↓ 18% since listing

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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 +9.7/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

Key facts

• Move-in ready
• Outbuilding
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• MINI-SPLIT
• DETACHED GARAGE
• OUTBUILDING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (34.3% below list).
• Recommended offer: $121k (34.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#473 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,480 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.07×
• Total profit: $55,315
• Equity at exit: $126,716

10-year hold

• IRR: 15.1%
• Equity multiple: 4.22×
• Total profit: $166,552
• Equity at exit: $239,370

Cash invested: $51,800 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-122

Break-even live

Break-even rent $1,370

Max offer price $163,398

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $185,000 Active 76 DOM
2. 2026-06-17
   days on market $185,000 Active 75 DOM
3. 2026-06-16
   days on market $185,000 Active 74 DOM
4. 2026-06-16
   status $185,000 Active 73 DOM
5. 2026-06-09
   statusdays on market $185,000 Pending 73 DOM
6. 2026-06-09
   status $185,000 Active 72 DOM
7. 2026-05-06
   status Active 880-char remark

   Show marketing remark (880 chars)

   Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

8. 2026-05-05
   status Pending 880-char remark

   Show marketing remark (880 chars)

   Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

9. 2026-04-14
   price $185,000 880-char remark

   Show marketing remark (880 chars)

   Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

10. 2026-03-31
    status Active 880-char remark

    Show marketing remark (880 chars)

    Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

11. 2026-03-25
    historical Active Under Contract 880-char remark

    Show marketing remark (880 chars)

    Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

12. 2026-03-09
    listed $195,000 Active 880-char remark

    Show marketing remark (880 chars)

    Discover country living in this beautifully updated 4-Bedroom, 2-Bath home offering 1,600 Sq Ft of living space on nearly 3 acres! Recently remodeled, this home features new LVP flooring throughout, carpet in the bedrooms, newer appliances, and updated bathrooms! Each room is equipped with it's own mini-split for comfort and convenience. As an added bonus, the septic tank was just upgraded in 2025 as well! Outside, you'll find a detached garage in the front plus an additional outbuilding in the back, perfect for additional storage, hobby space, or finish it out into an ADU living space! Just minutes to Stover and a short drive to Lake of the Ozarks! Move-in ready with room to roam-this property offers the ideal blend of convenience, space and modern updates with NO restrictions or building requirements, your opportunities here are endless! Schedule your showing today!

13. 2026-02-13
    soldstatus
14. 2026-01-08
    price $197,000
15. 2025-12-09
    price $199,000
16. 2025-07-25
    soldstatus
17. 2025-07-23
    soldstatus Closed
18. 2025-07-23
    soldstatus Closed
19. 2025-07-17
    status Pending
20. 2025-07-05
    status Pending
21. 2025-07-03
    historical Active Under Contract
22. 2025-05-14
    price $210,000
23. 2025-05-14
    price $210,000
24. 2025-04-25
    price $215,000
25. 2025-04-25
    price $215,000
26. 2025-04-08
    price $220,000
27. 2025-04-08
    price $220,000
28. 2025-02-03
    listed $225,000 Active
29. 2024-11-12
    listed $225,000 Active
30. 2014-01-13
    soldstatus

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,378/yr (+$115/mo · 330.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 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: $14,578
• − Mortgage interest: −$10,363
• − Property taxes: −$417
• − Insurance: −$925
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$5,382
• Taxable loss: −$4,841
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $-305/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: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

-17.8% since first listed

24 events — show timeline

• 2026-05-06 Relisted — LOBR
• 2026-05-05 Pending — LOBR
• 2026-04-14 Price Changed $185,000 LOBR
• 2026-03-31 Relisted — LOBR
• 2026-03-25 Contingent — LOBR
• 2026-03-09 Listed $195,000 LOBR
• 2026-02-13 Sold (Public Records) — Public Records
• 2026-01-08 Price Changed $197,000 LOBR
• 2025-12-09 Price Changed $199,000 LOBR
• 2025-07-25 Sold (Public Records) — Public Records
• 2025-07-23 Sold (MLS) — LOBR
• 2025-07-23 Sold (MLS) — WCAR
• 2025-07-17 Pending — LOBR
• 2025-07-05 Pending — WCAR
• 2025-07-03 Contingent — LOBR
• 2025-05-14 Price Changed $210,000 WCAR
• 2025-05-14 Price Changed $210,000 LOBR
• 2025-04-25 Price Changed $215,000 WCAR
• 2025-04-25 Price Changed $215,000 LOBR
• 2025-04-08 Price Changed $220,000 WCAR
• 2025-04-08 Price Changed $220,000 LOBR
• 2025-02-03 Listed $225,000 WCAR
• 2024-11-12 Listed $225,000 LOBR
• 2014-01-13 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $417 · +8.6% YoY. Source: county tax records.