303 Hickory St · Stover, MO 65078

$100,500

1 bd · 1.0 ba · 1,335 sqft · Other public records · 12 Days on market

Built 1932 10,454 sqft 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 +22.1/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small but cozy, this 1BR, 1BA home is move-in ready and maintenance free. The sellers have put their backs into creating a comfortable worry-free home. This nice little haven, complete with all new wiring, a 2-year-old HVAC, new roofs on both the house and garden shed is solid as a rock w/ refinished hardwood floors, carpeted bedrooms & lots of storage space. Want a fenced back yard for your pet? You've got it! Want a partial basement/storm shelter? You've got it! Want a formal dining room? An office or exercise space? You've got it! Plus, there are two shelters for your vehicles/boats, etc. - one is an attached garage that has automatic door openers, and the other is at the end of the driveway. You can relax on the front porch, grill burgers and brats on the covered back patio or plant a garden. The home comes entirely furnished with comfy and period furniture to match the house, so all you will need to bring with you are personal items. Schedule a showing today and come take a look!!!

Key facts

• Spacious in-town lot
• Close to schools
• Huge backyard

Tags

• HUGE BACKYARD
• ADDITIONAL STORAGE SHED
• SPACIOUS IN-TOWN LOT
• CLOSE TO LOCAL SHOPS
• CLOSE TO DINING
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Attached garage; Detached garage; Gravel parking; 2 garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; Updated/remodeled; One story; City lot
• Construction: Asbestos construction material; Composition roof; Full basement with sump pump; Other foundation details
• Exterior features: Porch; Patio; Storage; Shed(s)

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator; Garbage disposal; Water softener (owned)
• Bedrooms: Includes basement level (property has a basement)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Pantry; Other built-in features
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $161 ($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 $99k (1.9% below list).
• Recommended offer: $99k (1.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#473 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($695 loan paydown + $7k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,577 (1.9% below list)

Questions for the listing agent

1. Built in 1932 — 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 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: 0.98% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.58×
• Total profit: $44,580
• Equity at exit: $68,837

10-year hold

• IRR: 21.3%
• Equity multiple: 5.33×
• Total profit: $121,906
• Equity at exit: $130,036

Cash invested: $28,140 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$527
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $161

Break-even live

Break-even rent $782

Max offer price $100,500

Occupancy floor 79%

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $100,500 Active 12 DOM
2. 2026-06-17
   days on market $100,500 Active 11 DOM
3. 2026-06-16
   days on market $100,500 Active 10 DOM
4. 2026-06-15
   days on market $100,500 Active 9 DOM
5. 2026-06-13
   days on market $100,500 Active 7 DOM
6. 2026-06-12
   days on market $100,500 Active 6 DOM
7. 2026-06-09
   days on market $100,500 Active 3 DOM
8. 2026-06-08
   days on market $100,500 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $100,500 Active 1 DOM

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$393/yr (+$33/mo · 67.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $11,829
• − Mortgage interest: −$5,630
• − Property taxes: −$582
• − Insurance: −$502
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,924
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $1,865/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: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stover, MO
• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

+12.3% since first listed

6 events — show timeline

• 2026-06-07 Listed $100,500 LOBR
• 2022-06-03 Delisted — LOBR
• 2022-06-02 Sold (Public Records) — Public Records
• 2022-06-02 Sold (MLS) — LOBR
• 2022-05-15 Delisted — LOBR
• 2022-04-15 Listed $89,500 LOBR

Property tax history

+10.6%/yr

Latest (2025): $582 · +8.6% YoY. Source: county tax records.