203 Snoddy St · Armstrong, MO 65230

$29,500

2 bd · 1.5 ba · 1,666 sqft · Other public records · 3 Days on market

Built 1880

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Built in 1880, this 2-story home offers over 1,600 sq ft and sits on 1.14 acres with mature shade trees and a root cellar. Property is in hoarder condition and has been vacant for nearly 2 years, requiring substantial cleanup and renovation. Ideal opportunity for investors or buyers with vision who can see the potential beyond the current condition. Features include a metal roof, central heat and air (estimated installed around 2010), and mostly level-appearing floors. Back porch has soft flooring reportedly caused by a past washing machine leak. Strong odors and dried pet waste are present -- masks recommended during showings. Priced accordingly and selling as-is. Cash or conventional financing only. No government-backed loans.

Key facts

• Metal roof
• Central heat and air
• Root cellar

Tags

• ROOT CELLAR
• METAL ROOF
• CENTRAL HEAT AND AIR
• BACK PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Metal roof; Brick/mortar foundation
• Exterior features: Paved road access; 1.14-acre lot (approx.)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Fireplace in the family room and living room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 54/100 on livability (#798 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fayette R-III (town): math 27% / reading 40% proficiency, ranked #238 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fayette High (math 5% / reading 44%, grade F, #436 of 521 statewide, top 85%, 189 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 9 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($204 loan paydown + $885 appreciation (3.0% local appreciation)).
• Howard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,500

Questions for the listing agent

1. Built in 1880 — 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 F-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: 3.48% ✓
• Cap rate: 31.47%
• Cash-on-cash: 89.92%
• DSCR: 5.00
• GRM: 2.4

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: 94.2%
• Equity multiple: 6.20×
• Total profit: $42,982
• Equity at exit: $13,264

10-year hold

• IRR: 93.8%
• Equity multiple: 12.84×
• Total profit: $97,783
• Equity at exit: $20,442

Cash invested: $8,260 (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 65230

• Active inventory: 7
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $619

Break-even live

Break-even rent $244

Max offer price $29,500

Occupancy floor 35%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $60,000 Active 187-char remark

ⓘ 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: $306 · $25/mo
• Projected year-2 tax: $306 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 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: $12,325
• − Mortgage interest: −$1,652
• − Property taxes: −$306
• − Insurance: −$148
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$858
• Taxable income: $7,389
• Est. tax owed @ 24.0%: −$1,773
• After-tax cash flow: $5,654/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: Fayette R-III
• NCES district ID: 2911990
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $42,178
• Composite: 28.31/100
• National rank: #6784
• State rank: #238 of 324 in MO

Livability — Armstrong

• Score: 54/100
• State rank: #798
• US rank: #24126

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: Armstrong, MO
• Population (ZIP): 521

Population outlook (Howard County) Hauer SSP2

• Today (2025): 10,041 people
• By 2030: 9,994 · -0.5%
• By 2040: 9,780 · -2.6%
• By 2050: 9,482 · -5.6%
• By 2075: 9,009 · -10.3%
• By 2100: 8,332 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 3%
• Common ancestry: Lithuanian 2% Serbian 2% Iranian 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+44.3) · D 27.1% · R 71.3% · Other 1.6%
• 2008→2024 swing: -30.4pp toward R · 2008: -13.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.0 2016: R+41.2 2012: R+26.5 2008: R+13.8

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

+0.0% since first listed

7 events — show timeline

• 2026-06-17 Delisted — CBORMLS
• 2026-06-16 Sold (MLS) — RCBR
• 2026-06-16 Sold (MLS) — CBORMLS
• 2026-05-30 Pending — RCBR
• 2026-05-30 Pending — CBORMLS
• 2026-05-26 Listed $29,500 RCBR
• 2026-05-26 Listed $29,500 CBORMLS

Property tax history

-0.2%/yr

Latest (2025): $306 · -0.3% YoY. Source: county tax records.