302 Grand Ave · Huntsville, MO 65259

$99,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 12 Days on market

Built 1998 0.53 ac lot $82/sqft · 17% below area Est $120k · 17% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A 2-bedroom, 2-bath home on approximately 1/2 Acre lot. Solid home with a detached 2 car garage. Home is selling ''as is''.

Key facts

• 0.53 acre lot
• 2 garage spots
• Built 1998

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential property
• Construction: Vinyl siding; Shingle roof; Above-grade finished area approximately 1,200; Crawl space foundation
• Exterior features: Covered deck; Chain link fencing; Shed on property

Interior

• Kitchen: Electric range; Refrigerator
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Storm windows; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 66/100 on livability (#235 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Westran R-I (rural): math 43% / reading 50% proficiency, ranked #81 of 324 in MO (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westran Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 298 students, 58% FRL); Westran Middle (math 47% / reading 52%, grade C, #74 of 391 statewide, top 20%, 134 students, 60% FRL); Westran High (math 24% / reading 54%, grade F, #247 of 521 statewide, top 55%, 178 students, 47% FRL).
• Market conditions: 25 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $119,511
• List price: $99,000
• Delta: -17.16%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Heether St	0.45mi	3/2.0 (+1)	1,339 (+12%)	5mo	$242,500	$181	48
417 S Main St	0.34mi	2/1.0	1,344 (+12%)	18mo	$79,000	$59	47
333 N Main St	0.64mi	3/1.0 (+1)	1,274 (+6%)	10mo	$115,975	$91	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,427
• Equity at exit: $14,761

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $6,775
• Equity at exit: $8,560

Cash invested: $27,720 (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 65259

• Home prices YoY: -4.9%
• Active inventory: 25
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $151

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $207	-5% $179	+0% $151	+5% $123	+10% $95
Rent	-10% $71	-5% $111	+0% $151	+5% $191	+10% $231
Rate	-1.0pp $201	-0.5pp $176	base $151	+0.5pp $125	+1.0pp $99

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $99,000 Active 123-char remark

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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: $12,214
• − Mortgage interest: −$5,546
• − Property taxes: −$1,112
• − Insurance: −$495
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,880
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,758/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: Westran R-I
• NCES district ID: 2931860
• Math proficiency: 43% ▲ 3.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $42,041
• Composite: 39.1/100
• National rank: #4041
• State rank: #81 of 324 in MO

Livability — Huntsville

• Score: 66/100
• State rank: #235
• US rank: #11490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, MO
• Population (ZIP): 2,867

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.41%
• Current HPI: 220.8558
• 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

• 2026-05-19 Pending — RCBR
• 2026-05-07 Listed $99,000 RCBR

Property tax history

+1.3%/yr

Latest (2025): $1,112 · +7.0% YoY. Source: county tax records.