1637 E 541st Rd · Pleasant Hope, MO 65617

$350,000

4 bd · 3.0 ba · 1,620 sqft · Other public records · 11 Days on market

Built 2004 3.18 ac lot $216/sqft · 68% above area Est $416k · 16% under

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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).

• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +3.7/30.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Looking for a large energy efficient home on small acreage? Then look no further! This two story 3,240 square foot, 4 bedroom 3 bath home sits on 3.18 acres has a TON to offer! Upstairs you'll find a large living & kitchen area with a split bedroom plan. The kitchen has great lighting, black appliances, lots of countertop space and an eat up bar. Off the kitchen you'll find a large covered deck with a beautiful view overlooking your property and the field large field behind you, making this perfect for entertaining guests. Downstairs you'll find a large entertaining and second living space, laundry, bedroom, full bath, a 5th non conforming bedroom and TONS of storage! If that wasn't enough, there is also a 30x48' workshop, fruit trees, cross fenced for keeping a small cattle/goat herd, and a Hardy Outdoor wood stove to cut down your energy bill. This beautiful, well maintained home has a brand new metal roof and hot water heater as well. Located just 15 miles north of Springfield, MO and 12 miles south of Bolivar, MO. These large homes on small acreage are hard to find, and this one won't last long!For more information, or to schedule your private showing give us a call today!

Key facts

• 3.18 acre lot
• 4 garage spots
• Built 2004

Property features AI

Exterior

• Parking: Attached garage facing the side; 4 garage spaces; Additional parking
• Utilities: Private water; Septic tank and public sewer options
• Home design: Single-family residence; Two levels
• Construction: Stucco construction
• Exterior features: Covered front porch; Deck; Chain link and barbed wire fencing; Metal roof; Workshop and outbuilding; RV/boat storage; Cleared, level pasture; Gravel road frontage on a county road

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Electric water heater
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Heat pump; Electric heating; Wood heating
• Interior features: Cathedral ceilings; Tray ceilings; Insulated, double-pane windows; Fireplace (outside, wood-burning)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (51.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (61.0% below list).
• Recommended offer: $137k (61.0% 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.
• Marion C. Early R-V (rural): math 37% / reading 39% proficiency, ranked #175 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion C. Early Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 259 students, 52% FRL); Marion C. Early Junior High (math 37% / reading 32%, grade F, #243 of 391 statewide, top 65%, 146 students, 45% FRL); Marion C. Early High (math 34% / reading 64%, grade D, #124 of 521 statewide, top 28%, 161 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 188 units permitted in Polk County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

Risks & watch-outs

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

Recommended offer $136,515 (61.0% 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. 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: 0.39% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.59%
• DSCR: 0.44
• GRM: 21.4

CMA / ARV

• ARV (median comp): $415,800
• List price: $350,000
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $124,965
• Equity at exit: $315,308

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $419,157
• Equity at exit: $679,973

Cash invested: $98,000 (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 65617

• Home prices YoY: 14.7%
• Active inventory: 24
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-1,028

Break-even live

Break-even rent $2,667

Max offer price $168,375

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   listed $350,000 Active 1352-char remark
2. 2026-05-13
   historical $350,000 1352-char remark
3. 2026-04-08
   price $399,999
4. 2026-03-04
   price $414,999
5. 2025-11-06
   listed $424,999 Active
6. 2021-06-18
   soldstatus
7. 2021-06-17
   soldstatus

   Show marketing remark (1201 chars)

   Looking for a large energy efficient home on small acreage? Then look no further! This two story 3,240 square foot, 4 bedroom 3 bath home sits on 3.18 acres has a TON to offer! Upstairs you'll find a large living & kitchen area with a split bedroom plan. The kitchen has great lighting, black appliances, lots of countertop space and an eat up bar. Off the kitchen you'll find a large covered deck with a beautiful view overlooking your property and the field large field behind you, making this perfect for entertaining guests. Downstairs you'll find a large entertaining and second living space, laundry, bedroom, full bath, a 5th non conforming bedroom and TONS of storage! If that wasn't enough, there is also a 30x48' workshop, fruit trees, cross fenced for keeping a small cattle/goat herd, and a Hardy Outdoor wood stove to cut down your energy bill. This beautiful, well maintained home has a brand new metal roof and hot water heater as well. Located just 15 miles north of Springfield, MO and 12 miles south of Bolivar, MO. These large homes on small acreage are hard to find, and this one won't last long!For more information, or to schedule your private showing give us a call today!

8. 2021-04-19
   listed $320,000

   Show marketing remark (1201 chars)

   Looking for a large energy efficient home on small acreage? Then look no further! This two story 3,240 square foot, 4 bedroom 3 bath home sits on 3.18 acres has a TON to offer! Upstairs you'll find a large living & kitchen area with a split bedroom plan. The kitchen has great lighting, black appliances, lots of countertop space and an eat up bar. Off the kitchen you'll find a large covered deck with a beautiful view overlooking your property and the field large field behind you, making this perfect for entertaining guests. Downstairs you'll find a large entertaining and second living space, laundry, bedroom, full bath, a 5th non conforming bedroom and TONS of storage! If that wasn't enough, there is also a 30x48' workshop, fruit trees, cross fenced for keeping a small cattle/goat herd, and a Hardy Outdoor wood stove to cut down your energy bill. This beautiful, well maintained home has a brand new metal roof and hot water heater as well. Located just 15 miles north of Springfield, MO and 12 miles south of Bolivar, MO. These large homes on small acreage are hard to find, and this one won't last long!For more information, or to schedule your private showing give us a call today!

9. 2020-05-15
   listed $275,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$1,891/yr (+$158/mo · 125.7%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,382
• − Mortgage interest: −$19,605
• − Property taxes: −$1,504
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$10,182
• Taxable loss: −$19,281
• Est. tax savings @ 24.0%: +$4,627
• After-tax cash flow: $-7,710/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: Marion C. Early R-V
• NCES district ID: 2920160
• Math proficiency: 37% ▼ -3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,928
• Composite: 32.35/100
• National rank: #5741
• State rank: #175 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

• Population (ZIP): 1,737

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Scandinavian 27% Italian 10% Lithuanian 2%
• Foreign-born: 12%
• Languages at home: 70% English-only · Other Indo-European 30%

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: ▲ 33.51%
• Current HPI: 261.3119
• 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

+27.3% since first listed

11 events — show timeline

• 2026-05-28 Pending — SOMO
• 2026-05-22 Contingent — SOMO
• 2026-05-17 Listed $350,000 SOMO
• 2026-05-13 Coming Soon $350,000 SOMO
• 2026-04-08 Price Changed $399,999 SOMO
• 2026-03-04 Price Changed $414,999 SOMO
• 2025-11-06 Listed $424,999 SOMO
• 2021-06-18 Sold (Public Records) — Public Records
• 2021-06-17 Sold (MLS) — SOMO
• 2021-04-19 Listed $320,000 SOMO
• 2020-05-15 Listed $275,000 SOMO

Property tax history

+2.9%/yr

Latest (2025): $1,504 · +5.3% YoY. Source: county tax records.