410 First St · Humansville, MO 65674

$89,500

2 bd · 2.5 ba · 960 sqft · Other public records · 34 Days on market

Built 1969 0.25 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 +22.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTMENT OPPORTUNITY OR PERSONAL HOME! Yes - the house needs some updating, but the price reflects that! This 2 bedroom, 1 bath home sits on a nice corner lot, and needs to be loved again! There is a living dining combo that has a wood burning fireplace. The kitchen comes with all appliances. The larger bedroom has 2 closets. A single car carport could have a door installed to turn into an enclosed garage. The back yard is fully fenced. There is a storage shed to the east of the house. Although it states that there is no basement - there is an access from the outside to the crawl space that has an area with concrete floors & easy access to the rest of the crawl space. Great stor

Key facts

• Fully fenced
• Two closets
• Storage shed

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• ALL APPLIANCES
• TWO CLOSETS
• FULLY FENCED
• STORAGE SHED

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal roof
• Exterior features: Rain gutters; Deck; Front porch; Storm doors; Chain link fence; Shed(s); Corner, level lot; Road frontage on city street; Road surface: chip-and-seal and concrete; Publicly maintained road

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air; Attic fan; Ceiling fans
• Interior features: Laminate counters; Insulated windows; Window coverings and blinds; Double-pane windows; Living room wood-burning fireplace; TV antenna; Disposal
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $87k (2.4% below list).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 42 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 $6k of equity ($619 loan paydown + $5k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.42×
• Total profit: $35,532
• Equity at exit: $56,530

10-year hold

• IRR: 20.4%
• Equity multiple: 4.87×
• Total profit: $96,960
• Equity at exit: $102,744

Cash invested: $25,060 (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: 42
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $149

Break-even live

Break-even rent $685

Max offer price $89,500

Occupancy floor 78%

Sensitivity live

Price	-10% $199	-5% $174	+0% $149	+5% $123	+10% $98
Rent	-10% $80	-5% $114	+0% $149	+5% $183	+10% $218
Rate	-1.0pp $194	-0.5pp $172	base $149	+0.5pp $126	+1.0pp $102

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   status Active
3. 2026-03-21
   historical Active Under Contract
4. 2026-03-06
   listed $89,500 Active

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$452/yr (+$38/mo · 108.5%)

ⓘ 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 ≥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: $10,483
• − Mortgage interest: −$5,013
• − Property taxes: −$416
• − Insurance: −$448
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,604
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,707/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

4 events — show timeline

• 2026-05-07 Pending — SOMO
• 2026-05-07 Relisted — SOMO
• 2026-03-21 Contingent — SOMO
• 2026-03-06 Listed $89,500 SOMO

Property tax history

+2.3%/yr

Latest (2025): $416 · -2.7% YoY. Source: county tax records.