1688 E 562nd Rd · Pleasant Hope, MO 65617

$130,000

3 bd · 3.0 ba · 1,056 sqft · Other public records · 12 Days on market

Built 1978 3.00 ac lot

---

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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This 3 bedroom 1 1/2 bath home is just outside the Greene county line in Polk county. It sits on 3 acres. It's fenced with a shed. Home needs work.

Key facts

• 3 acre lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $45 ($535/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 $105k (19.4% below list).
• Recommended offer: $105k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#413 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pleasant Hope R-VI (rural): math 21% / reading 35% proficiency, ranked #281 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant Hope Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 268 students, 58% FRL); Pleasant Hope Middle (math 19% / reading 33%, grade F, #316 of 391 statewide, top 81%, 202 students, 67% FRL); Pleasant Hope High (math 15% / reading 34%, grade F, #436 of 521 statewide, top 85%, 282 students, 53% FRL).
• Market conditions: 24 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k 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 12y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,745 (19.4% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $73,584
• Equity at exit: $117,114

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $214,352
• Equity at exit: $252,561

Cash invested: $36,400 (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 65617

• Home prices YoY: 14.7%
• Active inventory: 24
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $45

Break-even live

Break-even rent $991

Max offer price $130,000

Occupancy floor 91%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   listed $130,000 Active
3. 2014-09-09
   listed $72,000

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$697/yr (+$58/mo · 123.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,569
• − Mortgage interest: −$7,282
• − Property taxes: −$564
• − Insurance: −$650
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,782
• Taxable loss: −$1,720
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $947/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: Pleasant Hope R-VI
• NCES district ID: 2925350
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,804
• Composite: 23.71/100
• National rank: #7829
• State rank: #281 of 324 in MO

Livability — Pleasant Hope

• Score: 61/100
• State rank: #413
• US rank: #17379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,737

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Scandinavian 27% Italian 10% Lithuanian 2%
• Foreign-born: 12%
• Languages at home: 70% English-only · Other Indo-European 30%

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: ▲ 33.51%
• Current HPI: 261.3119
• 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

+80.6% since first listed

3 events — show timeline

• 2026-04-18 Pending — SOMO
• 2026-04-06 Listed $130,000 SOMO
• 2014-09-09 Listed $72,000 SOMO

Property tax history

+1.2%/yr

Latest (2025): $564 · +0.4% YoY. Source: county tax records.