5040 Highway 5 · Hartville, MO 65667

$135,000

3 bd · 1.5 ba · 2,059 sqft · Other · 44 Days on market

Built 1940 0.75 ac lot $66/sqft · 39% below area Est $220k · 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Calling all investors and those looking for a fixer-upper! This 3.29-acre property offers endless potential with a 3-bedroom, 2.5-bath home ready for renovation. With newer siding and a roof already in place, the home provides a solid foundation for your vision. The interior is in need of remodeling, allowing you to customize it to your liking. The property features two crabapple trees and several walnut trees, adding to its natural charm. A newer well, installed in 2016, is available but has not yet been connected to the home, while an existing well is already in use. Additionally, the white brick building on the property offers incredible potential, featuring a bathroom and kitchen with unfinished framing, just waiting for its new owner to bring it to life. Seize this incredible opportunity to make this property your own--schedule your showing today!

Key facts

• 0.75 acre lot
• Built 1940
• Listed 44 days

Property features AI

Finance

• Other: Approximately 2,059 above-grade finished square feet

Exterior

• Utilities: Private water; Septic tank
• Home design: Single-family residence; One and one-half story; Vinyl siding construction
• Construction: Vinyl siding; One and one-half story
• Exterior features: Partial chain link fencing; Few trees on the lot

Interior

• Flooring: Hardwood; Brick; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (forced air, electric); Central air conditioning; Ceiling fan(s)
• Interior features: Hardwood, brick, and tile flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $124k (8.3% below list).
• Recommended offer: $124k (8.3% 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 $933 of loan paydown is wiped out by about $4k 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 ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 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 $123,797 (8.3% 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 8% 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $219,700
• List price: $135,000
• Delta: -38.55%
• 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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-12,156
• Equity at exit: $20,129

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,798
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $153

Break-even live

Break-even rent $1,044

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $192	+0% $153	+5% $115	+10% $77
Rent	-10% $56	-5% $104	+0% $153	+5% $202	+10% $251
Rate	-1.0pp $221	-0.5pp $188	base $153	+0.5pp $118	+1.0pp $83

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $135,000 Active 44 DOM
2. 2026-06-18
   days on market $135,000 Active 42 DOM
3. 2026-06-17
   days on market $135,000 Active 41 DOM
4. 2026-06-16
   days on market $135,000 Active 40 DOM
5. 2026-06-15
   days on market $135,000 Active 39 DOM
6. 2026-06-13
   days on market $135,000 Active 37 DOM
7. 2026-06-12
   days on market $135,000 Active 36 DOM
8. 2026-06-09
   days on market $135,000 Active 33 DOM
9. 2026-06-08
   days on market $135,000 Active 32 DOM
10. 2026-06-07
    days on market $135,000 Active 31 DOM
11. 2026-06-07
    days on market $135,000 Active 30 DOM
12. 2026-06-04
    days on market $135,000 Active 27 DOM
13. 2026-06-02
    days on market $135,000 Active 26 DOM
14. 2026-06-01
    days on market $135,000 Active 25 DOM
15. 2026-05-31
    days on market $135,000 Active 24 DOM
16. 2026-05-07
    listed $135,000 Active 1483-char remark
17. 2025-11-17
    listed $135,000 Active
18. 2025-07-16
    soldstatus
19. 2025-07-14
    soldstatus Closed

    Show marketing remark (864 chars)

    Calling all investors and those looking for a fixer-upper! This 3.29-acre property offers endless potential with a 3-bedroom, 2.5-bath home ready for renovation. With newer siding and a roof already in place, the home provides a solid foundation for your vision. The interior is in need of remodeling, allowing you to customize it to your liking. The property features two crabapple trees and several walnut trees, adding to its natural charm. A newer well, installed in 2016, is available but has not yet been connected to the home, while an existing well is already in use. Additionally, the white brick building on the property offers incredible potential, featuring a bathroom and kitchen with unfinished framing, just waiting for its new owner to bring it to life. Seize this incredible opportunity to make this property your own--schedule your showing today!

20. 2025-04-24
    status Pending

    Show marketing remark (864 chars)

    Calling all investors and those looking for a fixer-upper! This 3.29-acre property offers endless potential with a 3-bedroom, 2.5-bath home ready for renovation. With newer siding and a roof already in place, the home provides a solid foundation for your vision. The interior is in need of remodeling, allowing you to customize it to your liking. The property features two crabapple trees and several walnut trees, adding to its natural charm. A newer well, installed in 2016, is available but has not yet been connected to the home, while an existing well is already in use. Additionally, the white brick building on the property offers incredible potential, featuring a bathroom and kitchen with unfinished framing, just waiting for its new owner to bring it to life. Seize this incredible opportunity to make this property your own--schedule your showing today!

21. 2025-03-21
    listed $150,000 Active

    Show marketing remark (864 chars)

    Calling all investors and those looking for a fixer-upper! This 3.29-acre property offers endless potential with a 3-bedroom, 2.5-bath home ready for renovation. With newer siding and a roof already in place, the home provides a solid foundation for your vision. The interior is in need of remodeling, allowing you to customize it to your liking. The property features two crabapple trees and several walnut trees, adding to its natural charm. A newer well, installed in 2016, is available but has not yet been connected to the home, while an existing well is already in use. Additionally, the white brick building on the property offers incredible potential, featuring a bathroom and kitchen with unfinished framing, just waiting for its new owner to bring it to life. Seize this incredible opportunity to make this property your own--schedule your showing today!

22. 2024-11-30
    price $150,000
23. 2024-10-08
    price $175,000
24. 2024-09-26
    listed $185,000 Active
25. 2011-02-15
    soldstatus
26. 2010-07-20
    listed $22,900

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$584/yr (+$49/mo · 80.6%)

ⓘ 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 ≥105°F today · 19 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: $14,856
• − Mortgage interest: −$7,562
• − Property taxes: −$725
• − Insurance: −$675
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,927
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,939/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

+489.5% since first listed

11 events — show timeline

• 2026-05-07 Listed $135,000 SOMO
• 2025-11-17 Listed $135,000 SOMO
• 2025-07-16 Sold (Public Records) — Public Records
• 2025-07-14 Sold (MLS) — SOMO
• 2025-04-24 Pending — SOMO
• 2025-03-21 Listed $150,000 SOMO
• 2024-11-30 Price Changed $150,000 SOMO
• 2024-10-08 Price Changed $175,000 SOMO
• 2024-09-26 Listed $185,000 SOMO
• 2011-02-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-07-20 Listed $22,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $725 · +9.5% YoY. Source: county tax records.