7800 St George Rd · Hartville, MO 65667

$99,500

3 bd · None ba · 1,000 sqft · Other · 44 Days on market

Built 1940 4.50 ac lot $100/sqft · 39% below area Est $163k · 39% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Welcome to your next big transformation project -- 4.5 acres M/L in Wright County with all the raw ingredients for a dream country retreat. Think of this as the ultimate ''before'' just waiting for its ''after. ''Start with 1,512 sq ft (per county) of living space that's partially unfinished and ready for a full-scale makeover. With room for 3-4 bedrooms -- two on the main level and two or three cozy spaces upstairs -- you've got flexibility to design the layout that fits your lifestyle. The seller is unsure of the condition of the heating and cooling systems. Step outside and the property really starts showing off: towering oak trees, fruit trees sprinkled across the yard, a peaceful pond,

Key facts

• 4.5 acre lot
• Built 1940
• Listed 44 days

Property features AI

Exterior

• Utilities: Private water source; Septic tank sewage
• Home design: Single-family residence; Residential property; One and one-half stories
• Exterior features: Corner location at North E and St George; Located on approximately 4.5 acres

Interior

• Heating & cooling: No central heating; No central cooling
• Interior features: One-and-a-half level layout; 1,512 total finished area (1,000 above grade)

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $97k (2.3% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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 $688 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 44 days — a 3% lower offer ($97k) 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.98% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $163,018
• List price: $99,500
• Delta: -38.96%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,472
• Equity at exit: $14,836

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $10,973
• Equity at exit: $8,603

Cash invested: $27,860 (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: 8.5×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $184

Break-even live

Break-even rent $740

Max offer price $99,500

Occupancy floor 76%

Sensitivity live

Price	-10% $240	-5% $212	+0% $184	+5% $156	+10% $127
Rent	-10% $107	-5% $145	+0% $184	+5% $222	+10% $261
Rate	-1.0pp $234	-0.5pp $209	base $184	+0.5pp $158	+1.0pp $132

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,500 Active 44 DOM
2. 2026-06-18
   days on market $99,500 Active 42 DOM
3. 2026-06-17
   days on market $99,500 Active 41 DOM
4. 2026-06-16
   days on market $99,500 Active 40 DOM
5. 2026-06-15
   days on market $99,500 Active 39 DOM
6. 2026-06-13
   days on market $99,500 Active 37 DOM
7. 2026-06-12
   days on market $99,500 Active 36 DOM
8. 2026-06-09
   days on market $99,500 Active 33 DOM
9. 2026-06-08
   days on market $99,500 Active 32 DOM
10. 2026-06-07
    days on market $99,500 Active 31 DOM
11. 2026-06-07
    days on market $99,500 Active 30 DOM
12. 2026-06-04
    days on market $99,500 Active 27 DOM
13. 2026-06-02
    days on market $99,500 Active 26 DOM
14. 2026-06-01
    days on market $99,500 Active 25 DOM
15. 2026-05-31
    days on market $99,500 Active 24 DOM
16. 2026-05-07
    listed $99,500 Active 1163-char remark
17. 2025-11-17
    listed $99,500 Active

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$711/yr (+$59/mo · 280.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,667
• − Mortgage interest: −$5,574
• − Property taxes: −$254
• − Insurance: −$498
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,895
• Taxable income: $581
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,065/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $99,500 SOMO
• 2025-11-17 Listed $99,500 SOMO

Property tax history

+2.0%/yr

Latest (2025): $254 · +7.6% YoY. Source: county tax records.