103 Williams Dr · Glasgow, MO 65254

$205,000

3 bd · 2.0 ba · 1,040 sqft · Other public records · 1 Days on market

Built 1982

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Located on a quiet dead-end street, this home offers privacy, safety, and the relaxed pace of small-town living while still being close to local schools, shops, and community events. If you & acirc; & euro; & trade; re a first-time home buyer, young family, or someone looking for a peaceful small-town lifestyle, this home offers comfort, charm, and a wonderful small-town. Located in the best neighborhood in town! (We may be biased)

Key facts

• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (31.6% below list).
• Recommended offer: $140k (31.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#244 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D+, amenities F.
• Glasgow (rural): math 10% / reading 45% proficiency, ranked #473 of 535 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 9 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Howard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,192 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.40×
• Total profit: $22,954
• Equity at exit: $98,548

10-year hold

• IRR: 9.3%
• Equity multiple: 2.48×
• Total profit: $85,067
• Equity at exit: $157,024

Cash invested: $57,400 (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 65254

• Home prices YoY: 2.1%
• Active inventory: 10
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-120

Break-even live

Break-even rent $1,554

Max offer price $183,824

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-62	+0% $-120	+5% $-178	+10% $-236
Rent	-10% $-231	-5% $-175	+0% $-120	+5% $-64	+10% $-9
Rate	-1.0pp $-17	-0.5pp $-68	base $-120	+0.5pp $-173	+1.0pp $-227

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-26
   listed $205,000 Active
2. 2001-01-01
   soldstatus

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$1,185/yr (+$99/mo · 147.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 17 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: $16,823
• − Mortgage interest: −$11,483
• − Property taxes: −$803
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$5,964
• Taxable loss: −$5,144
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $-204/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: Glasgow
• NCES district ID: 2912900
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $49,405
• Composite: 26.94/100
• National rank: #12514
• State rank: #473 of 535 in MO

Livability — Glasgow

• Score: 66/100
• State rank: #244
• US rank: #11960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, MO
• Population (ZIP): 1,808

Population outlook (Howard County) Hauer SSP2

• Today (2025): 10,041 people
• By 2030: 9,994 · -0.5%
• By 2040: 9,780 · -2.6%
• By 2050: 9,482 · -5.6%
• By 2075: 9,009 · -10.3%
• By 2100: 8,332 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+44.3) · D 27.1% · R 71.3% · Other 1.6%
• 2008→2024 swing: -30.4pp toward R · 2008: -13.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.0 2016: R+41.2 2012: R+26.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.55%
• Current HPI: 171.2212
• 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

2 events — show timeline

• 2026-05-26 Listed $205,000 FSBO.com
• 2001-01-01 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $803 · -3.1% YoY. Source: county tax records.