501 N Pine St · Humansville, MO 65674

$120,000

3 bd · 3.0 ba · 1,577 sqft · Other public records · 91 Days on market

Built 1900 0.45 ac lot $76/sqft · 22% below area Est $154k · 22% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +7.3/10.0
• 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 MLS

Welcome to this charming 3 bed, 1.5 bath home offering more space than meets the eye! This home also offers 1 non-conforming flex room, perfect for a home office, guest space, or hobby area. Enjoy the convenience of a large laundry room with plenty of room for storage and everyday functionality. Situated on a generous . 43 acre lot, the property offers plenty of space to relax, garden, or peaceful outdoor setup featuring wood privacy fence. A storm shelter is on sight for added peace of mind and protection. (condition to be verified by buyer) Don't miss this versatile property! Property being sold 'as-is'. Buyer to verify all details. $5000 seller concessions being offered!

Key facts

• Generous acre lot
• Large laundry room
• Storm shelter

Tags

• NON-CONFORMING FLEX ROOMS
• LARGE LAUNDRY ROOM
• GENEROUS ACRE LOT
• WOOD PRIVACY FENCE
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $118k (1.8% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $8k of equity ($830 loan paydown + $7k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $153,962
• List price: $120,000
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.44×
• Total profit: $48,359
• Equity at exit: $75,794

10-year hold

• IRR: 20.6%
• Equity multiple: 4.91×
• Total profit: $131,543
• Equity at exit: $137,757

Cash invested: $33,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $211

Break-even live

Break-even rent $912

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $279	-5% $245	+0% $211	+5% $177	+10% $143
Rent	-10% $118	-5% $164	+0% $211	+5% $257	+10% $304
Rate	-1.0pp $271	-0.5pp $241	base $211	+0.5pp $180	+1.0pp $148

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   statusdays on market $120,000 Pending 91 DOM
2. 2026-06-18
   days on market $120,000 Active 89 DOM
3. 2026-06-17
   days on market $120,000 Active 88 DOM
4. 2026-06-16
   days on market $120,000 Active 87 DOM
5. 2026-06-15
   days on market $120,000 Active 86 DOM
6. 2026-06-14
   days on market $120,000 Active 84 DOM
7. 2026-06-10
   days on market $120,000 Active 81 DOM
8. 2026-06-09
   days on market $120,000 Active 80 DOM
9. 2026-06-08
   days on market $120,000 Active 79 DOM
10. 2026-06-07
    pricedays on market $120,000 Active 78 DOM
11. 2026-06-05
    days on market $130,000 Active 75 DOM
12. 2026-06-03
    days on market $130,000 Active 74 DOM
13. 2026-06-02
    days on market $130,000 Active 73 DOM
14. 2026-06-01
    days on market $130,000 Active 72 DOM
15. 2026-05-31
    days on market $130,000 Active 71 DOM
16. 2026-05-30
    days on market $130,000 Active 70 DOM
17. 2026-03-21
    listed $130,000 Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to this charming 3 bed, 1.5 bath home offering more space than meets the eye! This home also offers 1 non-conforming flex room, perfect for a home office, guest space, or hobby area. Enjoy the convenience of a large laundry room with plenty of room for storage and everyday functionality. Situated on a generous . 43 acre lot, the property offers plenty of space to relax, garden, or peaceful outdoor setup featuring wood privacy fence. A storm shelter is on sight for added peace of mind and protection. (condition to be verified by buyer) Don't miss this versatile property! Property being sold 'as-is'. Buyer to verify all details. $5000 seller concessions being offered!

18. 2023-01-19
    soldstatus
19. 2023-01-13
    soldstatus Closed
20. 2022-12-07
    status Pending
21. 2022-10-21
    price $110,900
22. 2022-10-07
    price $114,900
23. 2022-09-30
    listed $119,900 Active
24. 2019-11-18
    soldstatus $50,000
25. 2008-01-10
    listed $55,900

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$669/yr (+$56/mo · 134.9%)

ⓘ 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: $14,147
• − Mortgage interest: −$6,722
• − Property taxes: −$495
• − Insurance: −$600
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,491
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,391/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

+132.6% since first listed

9 events — show timeline

• 2026-03-21 Listed $130,000 SOMO
• 2023-01-19 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — SOMO
• 2022-12-07 Pending — SOMO
• 2022-10-21 Price Changed $110,900 SOMO
• 2022-10-07 Price Changed $114,900 SOMO
• 2022-09-30 Listed $119,900 SOMO
• 2019-11-18 Sold (Public Records) $50,000 Public Records
• 2008-01-10 Listed $55,900 SOMO

Property tax history

+2.4%/yr

Latest (2024): $495 · +1.4% YoY. Source: county tax records.