206 Hill Dr · Stover, MO 65078

$190,000

4 bd · 1.5 ba · 1,826 sqft · Other public records · 8 Days on market

Built 1963 0.50 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 +8.7/30.0
• 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
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Great raised ranch style home in small, rural community! Large kitchen & dining area, formal living room, family room with fireplace! 3 bedrooms on main level, 1 bedroom with 1/2 bath in clean basement. Central heat & air, attached 1 car garage. Large yard on a 1/2 acre lot with 24' x 36' shop/garage behind house. Close to shopping, schools, churches, community activities! Centrally located between the Lake of the Ozarks & Truman Lake in Missouri, both known for great fishing! Plenty of hunting available at nearby Department of Conservation Wildlife Areas. No zoning, so this location is great for a home based business with high speed fiber optic internet available for home or business use!

Key facts

• Shop garage
• Large yard
• Large kitchen

Tags

• LARGE KITCHEN
• FAMILY ROOM WITH FIREPLACE
• LARGE YARD
• SHOP GARAGE

Property features AI

Finance

• Other: Above-grade finished area approximately 1,720 square feet; Directions: from Sedalia, south on Hwy 65, east on Hwy 52 through Cole Camp to Stover, Right on Hwy 135, right on Vine St, left on Hill Drive to home on left.

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Home design: Single-family residence; Residential property
• Exterior features: Half-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (35.0% below list).
• Recommended offer: $123k (35.0% below list) — sets the bar for 1% rule.

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 $14k of equity ($1k loan paydown + $13k 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.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Recommended offer $123,472 (35.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. 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: 0.65% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.8

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: 14.6%
• Equity multiple: 2.03×
• Total profit: $54,540
• Equity at exit: $130,140

10-year hold

• IRR: 14.6%
• Equity multiple: 4.12×
• Total profit: $166,197
• Equity at exit: $245,840

Cash invested: $53,200 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-161

Break-even live

Break-even rent $1,439

Max offer price $161,475

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-16
   status Pending 716-char remark
2. 2026-05-13
   historical Active Under Contract 716-char remark

   Show marketing remark (716 chars)

   Great raised ranch style home in small, rural community! Large kitchen & dining area, formal living room, family room with fireplace! 3 bedrooms on main level, 1 bedroom with 1/2 bath in clean basement. Central heat & air, attached 1 car garage. Large yard on a 1/2 acre lot with 24' x 36' shop/garage behind house. Close to shopping, schools, churches, community activities! Centrally located between the Lake of the Ozarks & Truman Lake in Missouri, both known for great fishing! Plenty of hunting available at nearby Department of Conservation Wildlife Areas. No zoning, so this location is great for a home based business with high speed fiber optic internet available for home or business use!

3. 2026-05-06
   listed $190,000 Active 716-char remark

   Show marketing remark (716 chars)

   Great raised ranch style home in small, rural community! Large kitchen & dining area, formal living room, family room with fireplace! 3 bedrooms on main level, 1 bedroom with 1/2 bath in clean basement. Central heat & air, attached 1 car garage. Large yard on a 1/2 acre lot with 24' x 36' shop/garage behind house. Close to shopping, schools, churches, community activities! Centrally located between the Lake of the Ozarks & Truman Lake in Missouri, both known for great fishing! Plenty of hunting available at nearby Department of Conservation Wildlife Areas. No zoning, so this location is great for a home based business with high speed fiber optic internet available for home or business use!

4. 2026-05-06
   listed $190,000 Active 716-char remark

   Show marketing remark (716 chars)

   Great raised ranch style home in small, rural community! Large kitchen & dining area, formal living room, family room with fireplace! 3 bedrooms on main level, 1 bedroom with 1/2 bath in clean basement. Central heat & air, attached 1 car garage. Large yard on a 1/2 acre lot with 24' x 36' shop/garage behind house. Close to shopping, schools, churches, community activities! Centrally located between the Lake of the Ozarks & Truman Lake in Missouri, both known for great fishing! Plenty of hunting available at nearby Department of Conservation Wildlife Areas. No zoning, so this location is great for a home based business with high speed fiber optic internet available for home or business use!

5. 2023-06-01
   soldstatus
6. 2023-05-31
   soldstatus Closed

   Show marketing remark (738 chars)

   Beautiful well- kept and maintained 3 bedroom home located in a very nice area of Stover. This 3 bedroom home offers everything, glowing oak hardwood floors, open kitchen, separate living area w/ fireplace, covered patio area, 1 car attached garage with automatic door, updated windows, newer roof, updated electric panel, lennox central ac/heat, open full unfinished basement with storage area and could be 4 bedroom with half bath in place. Outside has good gardening spot, yard is fenced with nice extra parking area and metal 36 x 24 shop building has concrete floor, electric service, work bench & rollup door. You will not find a better home at a better value currently on the market in this area. schedule your showing today!

7. 2023-04-07
   historical Active Under Contract

   Show marketing remark (738 chars)

   Beautiful well- kept and maintained 3 bedroom home located in a very nice area of Stover. This 3 bedroom home offers everything, glowing oak hardwood floors, open kitchen, separate living area w/ fireplace, covered patio area, 1 car attached garage with automatic door, updated windows, newer roof, updated electric panel, lennox central ac/heat, open full unfinished basement with storage area and could be 4 bedroom with half bath in place. Outside has good gardening spot, yard is fenced with nice extra parking area and metal 36 x 24 shop building has concrete floor, electric service, work bench & rollup door. You will not find a better home at a better value currently on the market in this area. schedule your showing today!

8. 2023-04-05
   listed $149,900 Active

   Show marketing remark (738 chars)

   Beautiful well- kept and maintained 3 bedroom home located in a very nice area of Stover. This 3 bedroom home offers everything, glowing oak hardwood floors, open kitchen, separate living area w/ fireplace, covered patio area, 1 car attached garage with automatic door, updated windows, newer roof, updated electric panel, lennox central ac/heat, open full unfinished basement with storage area and could be 4 bedroom with half bath in place. Outside has good gardening spot, yard is fenced with nice extra parking area and metal 36 x 24 shop building has concrete floor, electric service, work bench & rollup door. You will not find a better home at a better value currently on the market in this area. schedule your showing today!

9. 2021-05-10
   soldstatus
10. 2014-03-27
    soldstatus
11. 2013-10-03
    listed $44,500
12. 2012-03-30
    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: $736 · $61/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$1,107/yr (+$92/mo · 150.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $14,817
• − Mortgage interest: −$10,643
• − Property taxes: −$736
• − Insurance: −$950
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$5,527
• Taxable loss: −$5,411
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-639/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

+327.0% since first listed

14 events — show timeline

• 2026-06-12 Sold (MLS) — LOBR
• 2026-06-12 Sold (MLS) — WCAR
• 2026-05-16 Pending — WCAR
• 2026-05-13 Contingent — LOBR
• 2026-05-06 Listed $190,000 LOBR
• 2026-05-06 Listed $190,000 WCAR
• 2023-06-01 Sold (Public Records) — Public Records
• 2023-05-31 Sold (MLS) — LOBR
• 2023-04-07 Contingent — LOBR
• 2023-04-05 Listed $149,900 LOBR
• 2021-05-10 Sold (Public Records) — Public Records
• 2014-03-27 Sold (MLS) — LOBR
• 2013-10-03 Listed $44,500 LOBR
• 2012-03-30 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $736 · +8.7% YoY. Source: county tax records.