509 E Main St · Humansville, MO 65674

$50,000

2 bd · 3.0 ba · 1,222 sqft · Other public records · 49 Days on market

Built 2009 9,583 sqft lot $41/sqft · 69% below area

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bed 2 bath mobile home in city limits of Humansville, MO . Lot is 55x177. Built in 2009The garage on the back is an encroachment from the neighbors property onto this property. Walking distance to the school, located between Stockton Lake and Lake Pomme De Terre.

Key facts

• 9,583 sq ft lot
• Built 2009
• Listed 49 days

Tags

• WALKING DISTANCE TO SCHOOL

Property features AI

Exterior

• Parking: Alley access; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential mobile home (double wide); Single-story (one level); Permanent foundation; Entry facing within Humansville Original subdivision
• Construction: Vinyl siding; Permanent foundation; Built as a double-wide mobile home
• Exterior features: Composition roof; Has a view; Other outbuilding/structure on the property; Chip-and-seal road frontage on a public maintained city street

Interior

• Bedrooms: Bedrooms on one level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace for supplemental heat; Central air conditioning; Ceiling fans
• Interior features: Window coverings and blinds; Wood-burning fireplace in the living room
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 3.7% in Humansville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#209 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Humansville R-IV (rural): math 28% / reading 39% proficiency, ranked #247 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Humansville Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 177 students, 0% FRL); Humansville Middle School (math 37% / reading 42%, grade F, #189 of 391 statewide, top 51%, 104 students, 0% FRL); Humansville High (math 30% / reading 70%, grade D+, #117 of 521 statewide, top 23%, 87 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 43 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 $3k of equity ($346 loan paydown + $3k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.23%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $159,413
• List price: $50,000
• Delta: -68.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 4.23×
• Total profit: $45,213
• Equity at exit: $31,581

10-year hold

• IRR: 47.7%
• Equity multiple: 8.78×
• Total profit: $108,969
• Equity at exit: $57,399

Cash invested: $14,000 (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 65674

• Home prices YoY: 1.9%
• Active inventory: 43
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $481

Break-even live

Break-even rent $409

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $509	-5% $495	+0% $481	+5% $467	+10% $453
Rent	-10% $401	-5% $441	+0% $481	+5% $521	+10% $561
Rate	-1.0pp $506	-0.5pp $494	base $481	+0.5pp $468	+1.0pp $455

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $50,000 Active 49 DOM
2. 2026-06-18
   days on market $50,000 Active 46 DOM
3. 2026-06-17
   days on market $50,000 Active 45 DOM
4. 2026-06-16
   days on market $50,000 Active 44 DOM
5. 2026-06-15
   days on market $50,000 Active 43 DOM
6. 2026-06-14
   days on market $50,000 Active 41 DOM
7. 2026-06-10
   days on market $50,000 Active 38 DOM
8. 2026-06-09
   days on market $50,000 Active 37 DOM
9. 2026-06-08
   days on market $50,000 Active 36 DOM
10. 2026-06-07
    days on market $50,000 Active 35 DOM
11. 2026-06-05
    days on market $50,000 Active 32 DOM
12. 2026-06-03
    days on market $50,000 Active 31 DOM
13. 2026-06-02
    days on market $50,000 Active 30 DOM
14. 2026-06-01
    days on market $50,000 Active 29 DOM
15. 2026-05-31
    days on market $50,000 Active 28 DOM
16. 2026-05-30
    days on market $50,000 Active 27 DOM
17. 2026-05-03
    listed $50,000 Active 266-char remark
18. 2008-06-12
    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: $481 · $40/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$4/yr ($0/mo · 0.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $12,215
• − Mortgage interest: −$2,801
• − Property taxes: −$481
• − Insurance: −$250
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,455
• Taxable income: $5,274
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,506/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: Humansville R-IV
• NCES district ID: 2915300
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $31,710
• Composite: 27.32/100
• National rank: #6994
• State rank: #247 of 324 in MO

Livability — Humansville

• Score: 67/100
• State rank: #209
• US rank: #10507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humansville, MO
• Population (ZIP): 2,760

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 (84%)
• Race & ethnicity: White 84% Two or more races 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 6% German 2% Italian 1%
• Foreign-born: 1%

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: ▲ 6.05%
• Current HPI: 322.9732
• 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

2 events — show timeline

• 2026-05-03 Listed $50,000 SOMO
• 2008-06-12 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $481 · -2.7% YoY. Source: county tax records.