1001 Olive St · New Haven, MO 63068

$105,000

2 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 70 Days on market

Built 1850 0.30 ac lot $55/sqft · 46% below area Est $195k · 46% under

---

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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• Built 1850
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $41 ($492/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#72 in MO, #4,817 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• New Haven (rural): math 46% / reading 51% proficiency, ranked #49 of 324 in MO (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,140
• List price: $105,000
• Delta: -46.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Miller St	0.38mi	3/2.0 (+1)	1,962 (+3%)	2mo	$247,900	$126	67
802 Miller St	0.40mi	3/2.0 (+1)	1,970 (+3%)	8mo	$99,000	$50	60
1005 Washington St	0.19mi	3/2.0 (+1)	1,682 (-12%)	8mo	$169,900	$101	56
404 Roberta St	0.60mi	3/2.0 (+1)	1,824 (-4%)	3mo	$284,900	$156	53
112 Emmons St	0.65mi	3/2.0 (+1)	1,718 (-10%)	3mo	$235,000	$137	42
116 Mary Hammack St St	0.46mi	3/2.5 (+1)	2,150 (+13%)	10mo	$209,900	$98	38
114 Macarthur St	0.51mi	3/2.0 (+1)	2,144 (+12%)	10mo	$209,900	$98	38
510 Olive St	0.50mi	3/2.0 (+1)	2,170 (+14%)	10mo	$225,000	$104	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-14,347
• Equity at exit: $15,656

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-8,902
• Equity at exit: $9,078

Cash invested: $29,400 (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 63068

• Home prices YoY: -24.4%
• Active inventory: 32
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $41

Break-even live

Break-even rent $1,002

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 70 DOM
2. 2026-06-17
   days on market $105,000 Active 69 DOM
3. 2026-06-17
   price $105,000 Active 68 DOM
4. 2026-06-16
   days on market $115,000 Active 68 DOM
5. 2026-06-15
   days on market $115,000 Active 67 DOM
6. 2026-06-13
   days on market $115,000 Active 65 DOM
7. 2026-06-12
   days on market $115,000 Active 64 DOM
8. 2026-06-09
   days on market $115,000 Active 61 DOM
9. 2026-06-08
   days on market $115,000 Active 60 DOM
10. 2026-06-07
    days on market $115,000 Active 59 DOM
11. 2026-06-07
    days on market $115,000 Active 58 DOM
12. 2026-06-04
    days on market $115,000 Active 55 DOM
13. 2026-06-02
    days on market $115,000 Active 54 DOM
14. 2026-06-01
    days on market $115,000 Active 53 DOM
15. 2026-05-31
    days on market $115,000 Active 52 DOM
16. 2026-04-09
    listed $115,000 Active
17. 2025-05-27
    soldstatus Closed
18. 2025-05-21
    status Pending
19. 1990-11-30
    soldstatus
20. 1988-03-18
    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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $12,646
• − Mortgage interest: −$5,882
• − Property taxes: −$1,568
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,055
• Taxable loss: −$1,204
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $781/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: New Haven
• NCES district ID: 2921960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $50,147
• Composite: 41.54/100
• National rank: #3446
• State rank: #49 of 324 in MO

Livability — New Haven

• Score: 74/100
• State rank: #72
• US rank: #4817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, MO
• Population (ZIP): 6,581

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.94%
• Current HPI: 173.7531
• 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

5 events — show timeline

• 2026-04-09 Listed $115,000 MARIS as Distributed by MLS Grid
• 2025-05-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-05-21 Pending — MARIS as Distributed by MLS Grid
• 1990-11-30 Sold (Public Records) — Public Records
• 1988-03-18 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,568 · +5.3% YoY. Source: county tax records.