170 N Stringer St · Humphreys, MO 64646

$54,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 2 Days on market

Built 1910 Fair condition 0.39 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Set on an estimated 0.39-acre lot in Humphreys, this 2 bedroom 1 bathroom home offers a manageable layout with more outdoor space than you typically find in town. Built in 1910, the home carries the character of an older North Missouri property while still keeping the footprint accessible. Inside, the kitchen stands out with a high ceiling that gives the room a more open feel and adds visual interest to the home. The property also includes a storage shed, giving you extra space for tools, lawn equipment, seasonal items, or workshop storage. Whether you’re looking for an affordable primary residence, a rental property, or a smaller home with usable yard space, 170 N Stringer St offers

Key facts

• High ceiling
• Usable yard space
• Storage shed

Tags

• OUTDOOR SPACE
• HIGH CEILING
• STORAGE SHED
• USABLE YARD SPACE
• RECENTLY REPLACED METAL ROOF

Property features AI

Finance

• Other: Directions: From Highway 6, turn on N Stringer St, go two blocks; property on east side; Listing contact: 660-654-9354
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Rural water (verify); Public sewer
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Vinyl siding; Metal roof; Estimated above-grade finished area (about 1,000); Structure over 100 years old
• Exterior features: Shed(s); Lot is approximately 0.39 acres; Flood plain status: Unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Electric cooling (has cooling)
• Interior features: Crawl space basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $55k).

Location & tenants

• Location reads 49/100 on livability (#921 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Grundy County R-V (rural): math 20% / reading 45% proficiency, ranked #430 of 535 in MO (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.2

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: 31.2%
• Equity multiple: 2.76×
• Total profit: $27,127
• Equity at exit: $24,685

10-year hold

• IRR: 31.6%
• Equity multiple: 5.41×
• Total profit: $67,867
• Equity at exit: $38,043

Cash invested: $15,372 (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 64646

• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $322

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 59%

Sensitivity live

Price	-10% $360	-5% $341	+0% $322	+5% $303	+10% $284
Rent	-10% $252	-5% $287	+0% $322	+5% $357	+10% $392
Rate	-1.0pp $350	-0.5pp $336	base $322	+0.5pp $308	+1.0pp $293

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   status $54,900 Pending 2 DOM
2. 2026-06-12
   remarks 693-char remark
3. 2026-06-12
   listed $54,900 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $10,652
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,597
• Taxable income: $3,178
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,100/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale value. The kitchen, living room, and bathroom all need significant updates to modernize the space and make it more attractive to potential buyers.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertops — The countertops are outdated and in poor condition.
• Major Kitchen appliances — The appliances are outdated and in poor condition.
• Major Living room flooring — The carpet is worn and in poor condition.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition.

Value-add opportunities

• Resale Replace kitchen cabinets, countertops, and appliances — Updating the kitchen will significantly improve the home's curb appeal and functionality, making it more attractive to potential buyers.
• Resale Replace living room flooring — Replacing the carpet with a more modern and durable flooring option will improve the home's appearance and functionality, making it more attractive to potential buyers.
• Resale Paint exterior siding and trim — Painting the exterior siding and trim will improve the home's curb appeal and make it more attractive to potential buyers.
• Resale Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's functionality and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition.	Major	$15,000–50,000
Kitchen appliances · The appliances are outdated and in poor condition.	Major	$15,000–50,000
Living room flooring · The carpet is worn and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Replace kitchen cabinets, countertops, and appliances — Updating the kitchen will significantly improve the home's curb appeal and functionality, making it more attractive to potential buyers. ↑
• Resale Replace living room flooring — Replacing the carpet with a more modern and durable flooring option will improve the home's appearance and functionality, making it more attractive to potential buyers. ↑
• Resale Paint exterior siding and trim — Painting the exterior siding and trim will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's functionality and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grundy County R-V
• NCES district ID: 2912690
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $39,920
• Composite: 30.0/100
• National rank: #11637
• State rank: #430 of 535 in MO

Livability — Humphreys

• Score: 49/100
• State rank: #921
• US rank: #25859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humphreys, MO
• Population (ZIP): 365

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,360 · -5.6%
• By 2040: 4,773 · -16.0%
• By 2050: 4,303 · -24.2%
• By 2075: 3,645 · -35.8%
• By 2100: 3,225 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 2% Lithuanian 1% Iranian 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -50.9pp toward R · 2008: -15.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+60.5 2016: R+54.7 2012: R+27.1 2008: R+15.1

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

• 2026-06-10 Listed $54,900 Heartland MLS as Distributed by MLS Grid