205 5th St · Stover, MO 65078

$73,500

3 bd · 2.0 ba · 1,686 sqft · Other public records · 213 Days on market

Built 1930

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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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and finish this affordable 3-bedroom, 2-bath home your way! Progress has already been made including a new roof and updated breaker boxes to 220 amp. The layout offers a comfortable flow with three bedrooms, and could be 2 full bath, hardwood floors on main floor and a garage for extra storage or workspace. Perfect for investors, DIY enthusiasts, or first-time buyers looking to build equity. With some finishing touches, this property could shine again as a cozy home or rental. Property under contract with kick out.

Key facts

• New roof
• Hardwood floors
• Garage

Tags

• NEW ROOF
• UPDATED BREAKER BOXES
• HARDWOOD FLOORS
• GARAGE FOR EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#473 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($508 loan paydown + $5k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1930 — 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 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?
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: 1.65% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.83×
• Total profit: $58,143
• Equity at exit: $50,344

10-year hold

• IRR: 38.8%
• Equity multiple: 8.01×
• Total profit: $144,286
• Equity at exit: $95,101

Cash invested: $20,580 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $519

Break-even live

Break-even rent $559

Max offer price $73,500

Occupancy floor 52%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $73,500 Active 213 DOM
2. 2026-06-17
   days on market $73,500 Active 212 DOM
3. 2026-06-16
   days on market $73,500 Active 211 DOM
4. 2026-06-16
   price $73,500 Active 210 DOM
5. 2026-06-15
   days on market $83,500 Active 210 DOM
6. 2026-06-13
   days on market $83,500 Active 208 DOM
7. 2026-06-12
   days on market $83,500 Active 207 DOM
8. 2026-06-09
   days on market $83,500 Active 204 DOM
9. 2026-06-08
   days on market $83,500 Active 203 DOM
10. 2026-06-07
    days on market $83,500 Active 202 DOM
11. 2026-06-07
    days on market $83,500 Active 201 DOM
12. 2026-06-04
    days on market $83,500 Active 198 DOM
13. 2026-06-02
    days on market $83,500 Active 197 DOM
14. 2026-06-01
    days on market $83,500 Active 196 DOM
15. 2026-05-31
    days on market $83,500 Active 195 DOM
16. 2026-03-18
    price $83,500 538-char remark

    Show marketing remark (538 chars)

    Bring your vision and finish this affordable 3-bedroom, 2-bath home your way! Progress has already been made including a new roof and updated breaker boxes to 220 amp. The layout offers a comfortable flow with three bedrooms, and could be 2 full bath, hardwood floors on main floor and a garage for extra storage or workspace. Perfect for investors, DIY enthusiasts, or first-time buyers looking to build equity. With some finishing touches, this property could shine again as a cozy home or rental. Property under contract with kick out.

17. 2025-11-17
    listed $88,500 Active 538-char remark

    Show marketing remark (538 chars)

    Bring your vision and finish this affordable 3-bedroom, 2-bath home your way! Progress has already been made including a new roof and updated breaker boxes to 220 amp. The layout offers a comfortable flow with three bedrooms, and could be 2 full bath, hardwood floors on main floor and a garage for extra storage or workspace. Perfect for investors, DIY enthusiasts, or first-time buyers looking to build equity. With some finishing touches, this property could shine again as a cozy home or rental. Property under contract with kick out.

18. 2023-07-28
    soldstatus Closed 528-char remark

    Show marketing remark (528 chars)

    Calling all the Chip & Joanna's out there! Just a little TLC and this home will rise fast in value! Located close to Morgan County R-1 School and Stover park! This fixer upper would be a great investment property or rental when completed. Currently it features 3 bed rooms, 1 completed completed bath , with space for a second bathroom in the master, an office area, kitchen, with open living room. There’s plenty of room in the back yard for entertaining! Schedule your showing fast because this one wont last long!

19. 2023-07-26
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Calling all the Chip & Joanna's out there! Just a little TLC and this home will rise fast in value! Located close to Morgan County R-1 School and Stover park! This fixer upper would be a great investment property or rental when completed. Currently it features 3 bed rooms, 1 completed completed bath , with space for a second bathroom in the master, an office area, kitchen, with open living room. There’s plenty of room in the back yard for entertaining! Schedule your showing fast because this one wont last long!

20. 2023-07-15
    historical Active Under Contract 528-char remark

    Show marketing remark (528 chars)

    Calling all the Chip & Joanna's out there! Just a little TLC and this home will rise fast in value! Located close to Morgan County R-1 School and Stover park! This fixer upper would be a great investment property or rental when completed. Currently it features 3 bed rooms, 1 completed completed bath , with space for a second bathroom in the master, an office area, kitchen, with open living room. There’s plenty of room in the back yard for entertaining! Schedule your showing fast because this one wont last long!

21. 2023-07-08
    listed $58,000 Active 528-char remark

    Show marketing remark (528 chars)

    Calling all the Chip & Joanna's out there! Just a little TLC and this home will rise fast in value! Located close to Morgan County R-1 School and Stover park! This fixer upper would be a great investment property or rental when completed. Currently it features 3 bed rooms, 1 completed completed bath , with space for a second bathroom in the master, an office area, kitchen, with open living room. There’s plenty of room in the back yard for entertaining! Schedule your showing fast because this one wont last long!

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$404/yr (+$34/mo · 130.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $14,595
• − Mortgage interest: −$4,117
• − Property taxes: −$309
• − Insurance: −$368
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,138
• Taxable income: $5,327
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,949/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: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stover, MO
• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

+44.0% since first listed

6 events — show timeline

• 2026-03-18 Price Changed $83,500 LOBR
• 2025-11-17 Listed $88,500 LOBR
• 2023-07-28 Sold (MLS) — LOBR
• 2023-07-26 Pending — LOBR
• 2023-07-15 Contingent — LOBR
• 2023-07-08 Listed $58,000 LOBR

Property tax history

-1.2%/yr

Latest (2025): $309 · +8.9% YoY. Source: county tax records.