3286 S 30th Rd · Humansville, MO 65674

$87,500

3 bd · 2.5 ba · 960 sqft · Other public records · 26 Days on market

Built 1900 1.00 ac lot ↓ 9% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home sits on 1 acre just outside Humansville MO. A beautiful, quiet setting bordering the city limits. Buyer to do their own due diligence. Property to be sold in as is condition. Originally built in 1900 and remodeled in 1968. Its a true piece of history in Polk County MO. Surrounded by trees, it's ready for a new owner that can bring back its shine. Investment property? Your choice. Looking for a flip? This could be it. The front porch stone is still beautiful. Inside is needing updates and sweat equity! City water.

Key facts

• Quiet setting
• Surrounded by trees
• 1 acre

Tags

• 1 ACRE
• QUIET SETTING
• BORDERING CITY LIMITS
• REMODELED IN 1968
• SURROUNDED BY TREES
• FRONT PORCH STONE

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Propane utility
• Home design: Single-family residence; One and one-half story
• Construction: Lap siding; Composition roof; Built on foundation (year built not provided)
• Exterior features: Front porch; Rear porch; Patio; Fencing includes barbed wire and cross fencing

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Refrigerator; Gas water heater (utility)
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: Gas water heater; Electric oven; Refrigerator; Free‑standing electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% 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 ($605 loan paydown + $5k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($86k) 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.08% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.7

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: 24.3%
• Equity multiple: 2.61×
• Total profit: $39,357
• Equity at exit: $55,266

10-year hold

• IRR: 22.9%
• Equity multiple: 5.28×
• Total profit: $104,770
• Equity at exit: $100,448

Cash invested: $24,500 (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: 7.7×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $218

Break-even live

Break-even rent $672

Max offer price $87,500

Occupancy floor 72%

Sensitivity live

Price	-10% $267	-5% $243	+0% $218	+5% $193	+10% $168
Rent	-10% $143	-5% $180	+0% $218	+5% $255	+10% $293
Rate	-1.0pp $262	-0.5pp $240	base $218	+0.5pp $195	+1.0pp $172

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $87,500 Active 26 DOM
2. 2026-06-17
   days on market $87,500 Active 25 DOM
3. 2026-06-16
   days on market $87,500 Active 24 DOM
4. 2026-06-15
   days on market $87,500 Active 23 DOM
5. 2026-06-14
   days on market $87,500 Active 21 DOM
6. 2026-06-10
   days on market $87,500 Active 18 DOM
7. 2026-06-09
   days on market $87,500 Active 17 DOM
8. 2026-06-08
   days on market $87,500 Active 16 DOM
9. 2026-06-07
   days on market $87,500 Active 15 DOM
10. 2026-06-05
    days on market $87,500 Active 12 DOM
11. 2026-06-03
    days on market $87,500 Active 11 DOM
12. 2026-06-02
    days on market $87,500 Active 10 DOM
13. 2026-06-01
    days on market $87,500 Active 9 DOM
14. 2026-05-31
    days on market $87,500 Active 8 DOM
15. 2026-05-30
    days on market $87,500 Active 7 DOM
16. 2026-05-22
    listed $87,500 Active
17. 2026-03-04
    status Pending
18. 2026-01-21
    price $87,500
19. 2025-10-17
    listed $96,500 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: $431 · $36/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$418/yr (+$35/mo · 96.9%)

ⓘ 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: $11,380
• − Mortgage interest: −$4,901
• − Property taxes: −$431
• − Insurance: −$438
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,545
• Taxable income: $1,244
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,317/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

• 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

-9.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $87,500 SOMO
• 2026-03-04 Pending — SOMO
• 2026-01-21 Price Changed $87,500 SOMO
• 2025-10-17 Listed $96,500 SOMO

Property tax history

+8.9%/yr

Latest (2025): $431 · -6.4% YoY. Source: county tax records.