587 Panich St · Pleasant Hope, MO 65725

$538,500

9 bd · 0.0 ba · 3,510 sqft · MultiFamily · 167 Days on market

Built 2025 Excellent condition 0.38 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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Discover an outstanding investment opportunity in the thriving, peaceful community of Pleasant Hope! This newly built triplex features three spacious units--each with 3 bedrooms and 2 full baths--boasting modern, open-concept layouts and premium finishes. Built with durability in mind, it also comes with a one-year builder warranty for added peace of mind. All units are fully leased, ensuring instant, steady cash flow. With a strong 8.12% CAP rate for cash buyers, you'll see excellent returns in a stable rental market. Residents enjoy small-town charm with convenient access to amenities and major routes. Whether expanding your portfolio or starting out, this triplex delivers lasting value, reliable returns, and long-term appeal. Contact the listing agent for Rent Roll and Expense details!

Key facts

• 0.38 acre lot
• Built 2025
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2-bath units multifamily listed at $538k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-48 ($-575/yr) — negative. Per door: $-16/mo.
• To cash-flow at today's rent, offer at most $532k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (13.6% below list).
• Recommended offer: $465k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#413 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pleasant Hope R-VI (rural): math 21% / reading 35% proficiency, ranked #281 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant Hope Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 268 students, 58% FRL); Pleasant Hope Middle (math 19% / reading 33%, grade F, #316 of 391 statewide, top 81%, 202 students, 67% FRL); Pleasant Hope High (math 15% / reading 34%, grade F, #436 of 521 statewide, top 85%, 282 students, 53% FRL).
• Market conditions: 14 active listings in the ZIP; 188 units permitted in Polk County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $465,000 (13.6% 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. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.7

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-90,244
• Equity at exit: $80,292

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-82,231
• Equity at exit: $46,560

Cash invested: $150,780 (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 65725

• Home prices YoY: -9.1%
• Active inventory: 14
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $4,650 medium
• Mortgage (P&I): −$2,824
• Tax est. 1.5%: −$673 /mo · $8,078/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $-48

Break-even live

Break-even rent $4,711

Max offer price $531,561

Occupancy floor 96%

Sensitivity live

Price	-10% $324	-5% $138	+0% $-48	+5% $-234	+10% $-420
Rent	-10% $-415	-5% $-232	+0% $-48	+5% $136	+10% $319
Rate	-1.0pp $223	-0.5pp $89	base $-48	+0.5pp $-187	+1.0pp $-329

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,650
Total (3 units)			$4,650

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: $134,625
• Closing costs: $16,155
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $538,500 Active 167 DOM
2. 2026-06-17
   days on market $538,500 Active 166 DOM
3. 2026-06-16
   days on market $538,500 Active 165 DOM
4. 2026-06-15
   days on market $538,500 Active 164 DOM
5. 2026-06-14
   days on market $538,500 Active 162 DOM
6. 2026-06-13
   days on market $538,500 Active 161 DOM
7. 2026-06-10
   days on market $538,500 Active 159 DOM
8. 2026-06-09
   days on market $538,500 Active 158 DOM
9. 2026-06-08
   days on market $538,500 Active 157 DOM
10. 2026-06-07
    days on market $538,500 Active 156 DOM
11. 2026-06-03
    days on market $538,500 Active 152 DOM
12. 2026-06-02
    days on market $538,500 Active 151 DOM
13. 2026-06-01
    days on market $538,500 Active 150 DOM
14. 2026-05-31
    days on market $538,500 Active 149 DOM
15. 2026-05-30
    days on market $538,500 Active 148 DOM
16. 2026-04-23
    status Active 799-char remark

    Show marketing remark (799 chars)

    Discover an outstanding investment opportunity in the thriving, peaceful community of Pleasant Hope! This newly built triplex features three spacious units--each with 3 bedrooms and 2 full baths--boasting modern, open-concept layouts and premium finishes. Built with durability in mind, it also comes with a one-year builder warranty for added peace of mind. All units are fully leased, ensuring instant, steady cash flow. With a strong 8.12% CAP rate for cash buyers, you'll see excellent returns in a stable rental market. Residents enjoy small-town charm with convenient access to amenities and major routes. Whether expanding your portfolio or starting out, this triplex delivers lasting value, reliable returns, and long-term appeal. Contact the listing agent for Rent Roll and Expense details!

17. 2026-04-23
    price $538,500 799-char remark

    Show marketing remark (799 chars)

    Discover an outstanding investment opportunity in the thriving, peaceful community of Pleasant Hope! This newly built triplex features three spacious units--each with 3 bedrooms and 2 full baths--boasting modern, open-concept layouts and premium finishes. Built with durability in mind, it also comes with a one-year builder warranty for added peace of mind. All units are fully leased, ensuring instant, steady cash flow. With a strong 8.12% CAP rate for cash buyers, you'll see excellent returns in a stable rental market. Residents enjoy small-town charm with convenient access to amenities and major routes. Whether expanding your portfolio or starting out, this triplex delivers lasting value, reliable returns, and long-term appeal. Contact the listing agent for Rent Roll and Expense details!

18. 2025-10-03
    listed $539,900 Active 799-char remark

    Show marketing remark (799 chars)

    Discover an outstanding investment opportunity in the thriving, peaceful community of Pleasant Hope! This newly built triplex features three spacious units--each with 3 bedrooms and 2 full baths--boasting modern, open-concept layouts and premium finishes. Built with durability in mind, it also comes with a one-year builder warranty for added peace of mind. All units are fully leased, ensuring instant, steady cash flow. With a strong 8.12% CAP rate for cash buyers, you'll see excellent returns in a stable rental market. Residents enjoy small-town charm with convenient access to amenities and major routes. Whether expanding your portfolio or starting out, this triplex delivers lasting value, reliable returns, and long-term appeal. Contact the listing agent for Rent Roll and Expense details!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,800
• − Mortgage interest: −$30,164
• − Property taxes: −$8,078
• − Insurance: −$2,692
• − Repairs & maintenance: −$4,464
• − Management: −$4,464
• − Depreciation: −$15,665
• Taxable loss: −$9,728
• Est. tax savings @ 24.0%: +$2,335
• After-tax cash flow: $1,759/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This newly built triplex in Pleasant Hope, MO is move-in ready with modern finishes and a strong rental market. It offers excellent investment potential with a 8.12% CAP rate.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding a small front porch — A porch can increase the home's appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding a small front porch — A porch can increase the home's appeal and provide a welcoming entrance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pleasant Hope R-VI
• NCES district ID: 2925350
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,804
• Composite: 23.71/100
• National rank: #7829
• State rank: #281 of 324 in MO

Livability — Pleasant Hope

• Score: 61/100
• State rank: #413
• US rank: #17379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hope, MO
• Population (ZIP): 2,692

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,229 people
• By 2030: 31,227 · +-0.0%
• By 2040: 31,104 · -0.4%
• By 2050: 30,553 · -2.2%
• By 2075: 29,332 · -6.1%
• By 2100: 26,387 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 4%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Scandinavian 7% Lithuanian 4% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 3%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.1%
• 2008→2024 swing: -29.5pp toward R · 2008: -32.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.5 2016: R+56.9 2012: R+43.2 2008: R+32.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.14%
• Current HPI: 212.3314
• 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

-0.3% since first listed

3 events — show timeline

• 2026-04-23 Relisted — SOMO
• 2026-04-23 Price Changed $538,500 SOMO
• 2025-10-03 Listed $539,900 SOMO