611 W Samuel St · Hamilton, MO 64644

$40,000

3 bd · 1.5 ba · 2,132 sqft · Other public records · 20 Days on market

Built 1915 1.28 ac lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property on the edge of Hamilton features a large lot, 1.28 M/L acres, with mature trees and HWY CC frontage. The home is in need of extensive repair or torn down. All utilities are already on site easing your new vision for this unique property. This home is being sold “AS-IS” with no government assisted loans.

Key facts

• Hwy cc frontage
• Utilities on site
• Large lot

Tags

• LARGE LOT
• MATURE TREES
• HWY CC FRONTAGE
• UTILITIES ON SITE

Property features AI

Finance

• Other: Lot size about 1.28 acres
• HOA & community: No association fees

Exterior

• Parking: Attached garage; Off-street parking; 1 garage space
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; Faces south; 2 stories; Approximately 2,132 living area (above grade)
• Construction: Frame construction; Composition roof
• Exterior features: Property not in a flood plain

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 3 bedrooms (all on the second level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Dining room; Living room; Unfinished basement; 2-story floor plan
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#38 in MO, #3,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Hamilton R-II (rural): math 42% / reading 47% proficiency, ranked #102 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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.
4. 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.
5. 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: 3.18% ✓
• Cap rate: 27.29%
• Cash-on-cash: 74.97%
• DSCR: 4.34
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.4%
• Equity multiple: 6.93×
• Total profit: $66,389
• Equity at exit: $36,035

10-year hold

• IRR: 80.0%
• Equity multiple: 15.33×
• Total profit: $160,532
• Equity at exit: $77,711

Cash invested: $11,200 (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 64644

• Home prices YoY: 8.9%
• Active inventory: 20
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $700

Break-even live

Break-even rent $387

Max offer price $40,000

Occupancy floor 40%

Sensitivity live

Price	-10% $722	-5% $711	+0% $700	+5% $688	+10% $677
Rent	-10% $599	-5% $649	+0% $700	+5% $750	+10% $800
Rate	-1.0pp $720	-0.5pp $710	base $700	+0.5pp $689	+1.0pp $679

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $40,000 Active 20 DOM
2. 2026-06-21
   days on market $40,000 Active 19 DOM
3. 2026-06-18
   days on market $40,000 Active 17 DOM
4. 2026-06-17
   days on market $40,000 Active 16 DOM
5. 2026-06-16
   days on market $40,000 Active 15 DOM
6. 2026-06-15
   days on market $40,000 Active 14 DOM
7. 2026-06-13
   days on market $40,000 Active 12 DOM
8. 2026-06-12
   days on market $40,000 Active 11 DOM
9. 2026-06-09
   days on market $40,000 Active 8 DOM
10. 2026-06-08
    days on market $40,000 Active 7 DOM
11. 2026-06-07
    days on market $40,000 Active 6 DOM
12. 2026-06-05
    days on market $40,000 Active 4 DOM
13. 2026-06-04
    days on market $40,000 Active 2 DOM
14. 2026-06-01
    remarks 318-char remark
15. 2026-06-01
    listed $40,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $949 · $79/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,269
• − Mortgage interest: −$2,241
• − Property taxes: −$949
• − Insurance: −$200
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,164
• Taxable income: $8,273
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $6,411/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: Hamilton R-II
• NCES district ID: 2913590
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $43,238
• Composite: 37.56/100
• National rank: #4390
• State rank: #102 of 324 in MO

Livability — Hamilton

• Score: 77/100
• State rank: #38
• US rank: #3189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, MO
• Population (ZIP): 3,265

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.53%
• Current HPI: 325.7254
• 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

• 2026-06-01 Listed $40,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $949 · +30.8% YoY. Source: county tax records.