10270 State Road Bb · Hillsboro, MO 63050

$67,000

2 bd · 1.0 ba · 922 sqft · Other public records · 84 Days on market

Built 1908 1.45 ac lot ↓ 16% since listing

---

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
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 1-bathroom home that offers approximately 922 sq. ft. of comfortable living space in a serene Hillsboro setting. The layout maximizes every square inch, providing an opportunity for a bright and functional interior perfect for relaxation or entertaining. Situated at Hillsboro, this property combines the peace of a rural atmosphere with convenient access to local amenities. Whether you are looking for a cozy primary residence or a manageable turnkey space, this home presents a fantastic opportunity to enjoy the beauty of this property.

Key facts

• 1.45 acre lot
• Built 1908
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $67k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 1.6% in Hillsboro — 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 61/100 on livability (#434 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Hillsboro R-III (rural): math 27% / reading 41% proficiency, ranked #204 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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?
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: 1.79% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 4.7

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: 28.6%
• Equity multiple: 2.19×
• Total profit: $22,326
• Equity at exit: $9,990

10-year hold

• IRR: 36.0%
• Equity multiple: 4.31×
• Total profit: $62,158
• Equity at exit: $5,793

Cash invested: $18,760 (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 63050

• Home prices YoY: -24.8%
• Active inventory: 233
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $521

Break-even live

Break-even rent $540

Max offer price $67,000

Occupancy floor 52%

Sensitivity live

Price	-10% $559	-5% $540	+0% $521	+5% $502	+10% $483
Rent	-10% $426	-5% $474	+0% $521	+5% $568	+10% $616
Rate	-1.0pp $555	-0.5pp $538	base $521	+0.5pp $504	+1.0pp $486

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Timber Ridge Dr Hillsboro, MO	1.0–2.0	1.0	800	$1,200	$1.50	2d	12	1.04mi

Listing history 13 events

1. 2026-06-09
   days on market $67,000 Active 84 DOM
2. 2026-06-08
   days on market $67,000 Active 83 DOM
3. 2026-06-07
   days on market $67,000 Active 82 DOM
4. 2026-06-07
   days on market $67,000 Active 81 DOM
5. 2026-06-04
   pricedays on market $67,000 Active 78 DOM
6. 2026-06-02
   days on market $72,800 Active 77 DOM
7. 2026-06-01
   days on market $72,800 Active 76 DOM
8. 2026-05-31
   days on market $72,800 Active 75 DOM
9. 2026-03-17
   listed $72,800 Active 567-char remark

   Show marketing remark (567 chars)

   Welcome to this 2-bedroom, 1-bathroom home that offers approximately 922 sq. ft. of comfortable living space in a serene Hillsboro setting. The layout maximizes every square inch, providing an opportunity for a bright and functional interior perfect for relaxation or entertaining. Situated at Hillsboro, this property combines the peace of a rural atmosphere with convenient access to local amenities. Whether you are looking for a cozy primary residence or a manageable turnkey space, this home presents a fantastic opportunity to enjoy the beauty of this property.

10. 2017-04-12
    price $79,900
11. 2017-02-04
    price $81,500
12. 2017-01-15
    price $86,500
13. 2003-02-27
    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: $572 · $48/mo
• Projected year-2 tax: $650 · $54/mo
• Expected delta: +$78/yr (+$6/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$3,753
• − Property taxes: −$572
• − Insurance: −$335
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,949
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $4,936/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: Hillsboro R-III
• NCES district ID: 2914430
• Math proficiency: 27% ▼ -20.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $59,236
• Composite: 30.35/100
• National rank: #6262
• State rank: #204 of 324 in MO

Livability — Hillsboro

• Score: 61/100
• State rank: #434
• US rank: #17861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,681

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.93%
• Current HPI: 233.2931
• 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

-15.8% since first listed

5 events — show timeline

• 2026-03-17 Listed $72,800 MARIS as Distributed by MLS Grid
• 2017-04-12 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2017-02-04 Price Changed $81,500 MARIS as Distributed by MLS Grid
• 2017-01-15 Price Changed $86,500 MARIS as Distributed by MLS Grid
• 2003-02-27 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $572 · +3.1% YoY. Source: county tax records.