9404 Stillhouse Rd · Missouri City, MO 64068

$185,000

3 bd · 1.0 ba · 1,040 sqft · Land public records · 1 Days on market

Built 1966 1.58 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UTILITY-READY 1.58 ACRES IN LIBERTY! Exceptional opportunity for a builder, homesteader, or investor. This private, outside city limits, unrestricted lot features NO HOA and has existing septic, water, and electric hookups already established. The property includes a large storage shed and an existing 3-bed, 1-bath stationary home perfect for a rental or a temporary residence while you build a custom dream home. Enjoy peaceful country privacy just minutes from city conveniences. Sold AS-IS.

Key facts

• Private lot
• Unrestricted lot
• 1.58 acres

Tags

• 1.58 ACRES
• PRIVATE LOT
• UNRESTRICTED LOT
• NO HOA
• EXISTING SEPTIC
• WATER HOOKUPS

Property features AI

Finance

• Other: Property listed in fixer condition
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank (sewer status partly unknown)
• Home design: Residential mobile home; Single-story (ranch)
• Construction: Built 51-75 years ago; Other construction materials; Other roofing
• Exterior features: Front porch; Paved road access; 1.58-acre lot (acreage)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $185k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $160k (13.6% below list).
• Recommended offer: $160k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#777 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools D-, crime F.
• Missouri City 56 (rural): math 25% / reading 75% proficiency, ranked #39 of 324 in MO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $159,790 (13.6% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-16,875
• Equity at exit: $27,584

10-year hold

• IRR: 2.6%
• Equity multiple: 1.20×
• Total profit: $10,115
• Equity at exit: $15,995

Cash invested: $51,800 (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 64068

• Rents YoY: 4.7%
• Active inventory: 189
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $164

Break-even live

Break-even rent $1,391

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 495-char remark
2. 2026-06-17
   listed $185,000 Active 1 DOM

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,178/yr (+$98/mo · 191.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,175
• − Mortgage interest: −$10,363
• − Property taxes: −$617
• − Insurance: −$925
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,382
• Taxable loss: −$1,180
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,248/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: Missouri City 56
• NCES district ID: 2921060
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 75% ▲ 35.00%
• Median HH income: $49,250
• Composite: 42.5/100
• National rank: #3205
• State rank: #39 of 324 in MO

Livability — Missouri City

• Score: 54/100
• State rank: #777
• US rank: #23859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clay County · 220,651 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 37,758
• Household income: $92,297
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 695.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.70%
• Current HPI: 223.1569
• Rent YoY: ▲ 4.69%
• Metro: Kansas City, MO-KS
• 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

2 events — show timeline

• 2026-06-17 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 1999-01-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $617 · +9.0% YoY. Source: county tax records.