612 Church St · Hannibal, MO 63401

$62,500

4 bd · 3.0 ba · 2,202 sqft · Other public records · 275 Days on market

Built 1900 2,221 sqft lot $28/sqft · 47% below area Est $118k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. New roof in 2023. Metal Shingles. There are extras in the foyer for you to see. There is still some nice decorative woodwork in the home and the staircase is in tact. The property is being sold as is. Located near downtown.

Key facts

• 2,221 sq ft lot
• Built 1900
• Listed 275 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.4% in Hannibal — 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 73/100 on livability (#81 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, employment D.
• Hannibal 60 (town): math 38% / reading 44% proficiency, ranked #142 of 324 in MO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 38 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected to shrink 8% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 2.05% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $118,263
• List price: $62,500
• Delta: -47.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $29,092
• Equity at exit: $9,319

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $75,830
• Equity at exit: $5,404

Cash invested: $17,500 (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 63401

• Home prices YoY: -32.9%
• Active inventory: 108
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $616

Break-even live

Break-even rent $503

Max offer price $62,500

Occupancy floor 47%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $62,500 Active 275 DOM
2. 2026-06-17
   days on market $62,500 Active 274 DOM
3. 2026-06-16
   days on market $62,500 Active 273 DOM
4. 2026-06-15
   days on market $62,500 Active 272 DOM
5. 2026-06-13
   days on market $62,500 Active 270 DOM
6. 2026-06-12
   days on market $62,500 Active 269 DOM
7. 2026-06-09
   days on market $62,500 Active 266 DOM
8. 2026-06-08
   days on market $62,500 Active 265 DOM
9. 2026-06-07
   days on market $62,500 Active 264 DOM
10. 2026-06-04
    days on market $62,500 Active 260 DOM
11. 2026-06-02
    days on market $62,500 Active 259 DOM
12. 2026-06-01
    days on market $62,500 Active 258 DOM
13. 2026-05-31
    days on market $62,500 Active 257 DOM
14. 2025-09-16
    listed $62,500 Active 503-char remark

    Show marketing remark (503 chars)

    A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. New roof in 2023. Metal Shingles. There are extras in the foyer for you to see. There is still some nice decorative woodwork in the home and the staircase is in tact. The property is being sold as is. Located near downtown.

15. 2025-08-28
    historical $62,500 503-char remark

    Show marketing remark (503 chars)

    A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. New roof in 2023. Metal Shingles. There are extras in the foyer for you to see. There is still some nice decorative woodwork in the home and the staircase is in tact. The property is being sold as is. Located near downtown.

16. 2022-10-05
    soldstatus
17. 2022-10-03
    soldstatus Closed 335-char remark

    Show marketing remark (335 chars)

    A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. The property is being sold as is. Located near downtown.

18. 2022-09-25
    status Pending 335-char remark

    Show marketing remark (335 chars)

    A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. The property is being sold as is. Located near downtown.

19. 2022-09-22
    listed $30,000 Active 335-char remark

    Show marketing remark (335 chars)

    A two-story home that could be a tri-plex or converted back to a single-family home. The main level has one unit that has a living room, dining room, bedroom, kitchen, and bathroom. The second level has two units--each unit has a bedroom, living room/kitchen area, and bathroom. The property is being sold as is. Located near downtown.

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $606 · $51/mo
• Expected delta: +$83/yr (+$7/mo · 15.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,390
• − Mortgage interest: −$3,501
• − Property taxes: −$523
• − Insurance: −$312
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,818
• Taxable income: $6,773
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $5,764/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: Hannibal 60
• NCES district ID: 2913650
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $40,349
• Composite: 34.39/100
• National rank: #5208
• State rank: #142 of 324 in MO

Livability — Hannibal

• Score: 73/100
• State rank: #81
• US rank: #5358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hannibal, MO
• Population (ZIP): 21,125

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,640 people
• By 2030: 28,432 · -0.7%
• By 2040: 27,597 · -3.6%
• By 2050: 26,203 · -8.5%
• By 2075: 21,931 · -23.4%
• By 2100: 15,765 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Marion

• 2024 margin: Solid R (+52.9) · D 23.1% · R 76.0%
• 2008→2024 swing: -29.0pp toward R · 2008: -23.9pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+50.3 2016: R+49.8 2012: R+32.0 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.01%
• Current HPI: 189.6907
• 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

+108.3% since first listed

6 events — show timeline

• 2025-09-16 Listed $62,500 MARIS as Distributed by MLS Grid
• 2025-08-28 Coming Soon $62,500 MARIS as Distributed by MLS Grid
• 2022-10-05 Sold (Public Records) — Public Records
• 2022-10-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-25 Pending — MARIS as Distributed by MLS Grid
• 2022-09-22 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $523 · +6.7% YoY. Source: county tax records.