802 E Roseberry St · Hopkins, MO 64461

$118,000

3 bd · 1.0 ba · 1,040 sqft · Other public records · 2 Days on market

Built 1952 0.28 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nicely updated ranch located in the quiet town of Hopkins. This 3 bed, 1 bath home is completely move-in ready with new carpet and vinyl plank flooring, updated bathroom, and new paint. The bathroom boasts a new vanity, new flooring, and new tub/shower surround, while the kitchen has brand new countertops and sink. Large bedroom closets offer plenty of storage. Don't miss this one!

Key facts

• Kitchen appliances
• Attached garage
• Private backyard

Tags

• PRIVATE BACKYARD
• ATTACHED GARAGE
• NEW INTERIOR PAINT
• NEW FLOORING
• KITCHEN APPLIANCES
• WASHER AND DRYER

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Fiber internet available
• Home design: Single-family ranch-style home; One story
• Construction: Frame construction; Composition roof
• Exterior features: City lot within city limits; Paved road access; Lot dimensions approximately 101 x 120

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (propane); Window air conditioning units
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer and dryer located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $102k (13.1% below list).
• Recommended offer: $102k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#670 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• North Nodaway County R-VI (rural): math 35% / reading 40% proficiency, ranked #343 of 535 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($816 loan paydown + $4k appreciation (3.0% local appreciation)).
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,496 (13.1% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.63×
• Total profit: $20,918
• Equity at exit: $53,058

10-year hold

• IRR: 13.2%
• Equity multiple: 2.97×
• Total profit: $64,942
• Equity at exit: $81,769

Cash invested: $33,040 (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 64461

• Active inventory: 4
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $106

Break-even live

Break-even rent $891

Max offer price $118,000

Occupancy floor 85%

Sensitivity live

Price	-10% $173	-5% $139	+0% $106	+5% $73	+10% $39
Rent	-10% $25	-5% $66	+0% $106	+5% $147	+10% $187
Rate	-1.0pp $166	-0.5pp $136	base $106	+0.5pp $76	+1.0pp $44

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $118,000 Active 2 DOM
2. 2026-06-17
   remarks 431-char remark
3. 2026-06-17
   listed $118,000 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: $428 · $36/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$717/yr (+$60/mo · 167.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $12,300
• − Mortgage interest: −$6,610
• − Property taxes: −$428
• − Insurance: −$590
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,433
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,448/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: North Nodaway County R-VI
• NCES district ID: 2921690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $47,220
• Composite: 34.68/100
• National rank: #10063
• State rank: #343 of 535 in MO

Livability — Hopkins

• Score: 57/100
• State rank: #670
• US rank: #22327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hopkins, MO
• Population (ZIP): 926

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 5% Portuguese 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+18.6% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $118,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-16 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-03-23 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $97,500 Heartland MLS as Distributed by MLS Grid
• 2024-01-16 Listed $99,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $428 · +8.1% YoY. Source: county tax records.