251 M- South Archer Ave · Hartville, MO 65667

$108,000

2 bd · 1.0 ba · 912 sqft · Other · 54 Days on market

Built 1961 0.79 ac lot $118/sqft · at area comps Est $112k · at est.

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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 +16.4/30.0
• ARV discount +9.1/15.0
• DSCR +5.1/10.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home for Sale in Hartville, MO. Check out this home on a corner lot that offers 2 bedrooms (could be 3 with bonus room) on . 79 ac. Home with newer roof is currently a rental and would be a great investment. Outside there is a detached garage, and a second tiny home, currently used for storage. Huge yard for a garden or kids to play with enough land to expand if you like. Located close to area amenities. If you are looking for an investment, or affordable home with storage and LOW TAXES of $236 this is it. Only 10 minutes from Hwy 60. Call today to get an appointment to view this home!!!

Key facts

• Huge yard
• Newer roof
• Corner lot

Tags

• CORNER LOT
• NEWER ROOF
• DETACHED GARAGE
• HUGE YARD
• 10 MINUTES FROM HWY 60

Property features AI

Finance

• Other: Lot size approximately 0.79 acre (public records)
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: One-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected (single phase); Propane (leased)
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Above-grade finished area approximately 912 (source: assessor)
• Exterior features: Back yard

Interior

• Kitchen: No specific appliance details provided
• Bedrooms: Two bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Electric cooling with window unit(s)
• Interior features: Main-level layout
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $108k.

Deal economics

• At list price, monthly cash flow is $61 ($729/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (18.9% below list).
• Recommended offer: $88k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#893 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Hartville R-II (rural): math 26% / reading 44% proficiency, ranked #236 of 324 in MO (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hartville Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 294 students, 48% FRL); Hartville High (math 17% / reading 37%, grade F, #420 of 521 statewide, top 82%, 304 students, 51% FRL).
• Market conditions: 37 active listings in the ZIP; 23 units permitted in Wright County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wright County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,576 (18.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.3

CMA / ARV

• ARV (median comp): $112,043
• List price: $108,000
• Delta: -3.61%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-13,687
• Equity at exit: $16,103

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-7,167
• Equity at exit: $9,338

Cash invested: $30,240 (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 65667

• Home prices YoY: -28.7%
• Active inventory: 37
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $61

Break-even live

Break-even rent $799

Max offer price $108,000

Occupancy floor 88%

Sensitivity live

Price	-10% $122	-5% $91	+0% $61	+5% $30	+10% $-129
Rent	-10% $-8	-5% $26	+0% $61	+5% $95	+10% $130
Rate	-1.0pp $115	-0.5pp $88	base $61	+0.5pp $33	+1.0pp $4

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $108,000 Active 54 DOM
2. 2026-06-21
   days on market $108,000 Active 53 DOM
3. 2026-06-18
   days on market $108,000 Active 51 DOM
4. 2026-06-17
   days on market $108,000 Active 50 DOM
5. 2026-06-16
   days on market $108,000 Active 49 DOM
6. 2026-06-15
   days on market $108,000 Active 48 DOM
7. 2026-06-13
   days on market $108,000 Active 46 DOM
8. 2026-06-12
   days on market $108,000 Active 45 DOM
9. 2026-06-09
   days on market $108,000 Active 42 DOM
10. 2026-06-08
    days on market $108,000 Active 41 DOM
11. 2026-06-07
    days on market $108,000 Active 40 DOM
12. 2026-06-07
    days on market $108,000 Active 39 DOM
13. 2026-06-04
    days on market $108,000 Active 36 DOM
14. 2026-06-02
    days on market $108,000 Active 35 DOM
15. 2026-06-01
    days on market $108,000 Active 34 DOM
16. 2026-05-31
    days on market $108,000 Active 33 DOM
17. 2026-04-28
    listed $108,000 Active 593-char remark
18. 2026-04-24
    price $108,000 594-char remark

    Show marketing remark (594 chars)

    Home for Sale in Hartville, MO. Check out this home on a corner lot that offers 2 bedrooms (could be 3 with bonus room) on . 79 ac. Home with newer roof is currently a rental and would be a great investment. Outside there is a detached garage, and a second tiny home, currently used for storage. Huge yard for a garden or kids to play with enough land to expand if you like. Located close to area amenities. If you are looking for an investment, or affordable home with storage and LOW TAXES of $236 this is it. Only 10 minutes from Hwy 60. Call today to get an appointment to view this home!!!

19. 2026-04-22
    listed $99,000 Active 594-char remark

    Show marketing remark (594 chars)

    Home for Sale in Hartville, MO. Check out this home on a corner lot that offers 2 bedrooms (could be 3 with bonus room) on . 79 ac. Home with newer roof is currently a rental and would be a great investment. Outside there is a detached garage, and a second tiny home, currently used for storage. Huge yard for a garden or kids to play with enough land to expand if you like. Located close to area amenities. If you are looking for an investment, or affordable home with storage and LOW TAXES of $236 this is it. Only 10 minutes from Hwy 60. Call today to get an appointment to view this home!!!

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$811/yr (+$68/mo · 343.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,509
• − Mortgage interest: −$6,050
• − Property taxes: −$236
• − Insurance: −$540
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$3,142
• Taxable loss: −$1,140
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,003/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: Hartville R-II
• NCES district ID: 2913770
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $31,644
• Composite: 28.52/100
• National rank: #6734
• State rank: #236 of 324 in MO

Livability — Hartville

• Score: 51/100
• State rank: #893
• US rank: #25453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartville, MO
• Population (ZIP): 3,318

Population outlook (Wright County) Hauer SSP2

• Today (2025): 16,699 people
• By 2030: 15,751 · -5.7%
• By 2040: 13,894 · -16.8%
• By 2050: 12,086 · -27.6%
• By 2075: 8,301 · -50.3%
• By 2100: 5,110 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 5% Slovak 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 90% English-only · German/W. Germanic 10%

Political lean MEDSL · Wright

• 2024 margin: Solid R (+75.7) · D 11.8% · R 87.4%
• 2008→2024 swing: -37.8pp toward R · 2008: -37.9pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+71.9 2016: R+68.5 2012: R+48.7 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.63%
• Current HPI: 135.9226
• 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

+9.1% since first listed

3 events — show timeline

• 2026-04-28 Listed $108,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $108,000 SOMO
• 2026-04-22 Listed $99,000 SOMO

Property tax history

-2.5%/yr

Latest (2025): $236 · +8.6% YoY. Source: county tax records.