2917 Council Pl · Horine, MO 63070

$100,000

2 bd · 1.0 ba · 1,040 sqft · Other public records · 9 Days on market

Built 1958 0.41 ac lot $96/sqft · 46% below area Est $186k · 46% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! 3 bedrooms, large living room, large covered front porch, full walk out basement. Home sits on just under a half acre with a nice back yard located on a dead end road. Home is being sold AS-IS. Seller will not do any inspections &/or repairs. Bank owned property. Home needs plumbing & electrical repairs. No water heater. CASH or REHAB loans only. Pre-Approval or Proof of Funds to be submitted with all offers.

Key facts

• 0.41 acre lot
• Built 1958
• Listed 9 days

Property features AI

Finance

• Other: Living area reported as 1,040 (per public records)
• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electric service by Ameren; Cable available, phone available, electricity connected, water connected
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Metal roof; Basement (as noted under interior)
• Exterior features: Fenced yard; Located on a cul-de-sac

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with full, unfinished concrete space and walk-out access; Storage space in basement; Carpet flooring; Central air
• Laundry & utility: Laundry located in the main-level bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $98k (1.7% below list).
• Recommended offer: $98k (1.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#627 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Hillsboro R-III (rural): math 27% / reading 41% proficiency, ranked #204 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillsboro Elem. (math 36% / reading 40%, grade F, #604 of 1,115 statewide, top 54%, 462 students, 35% FRL); Hillsboro High (math 3% / reading 42%, grade F, #455 of 521 statewide, top 88%, 1,121 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,312 (1.7% below list)

Questions for the listing agent

1. Built in 1958 — 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 F-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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $185,553
• List price: $100,000
• Delta: -46.11%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-7,208
• Equity at exit: $14,910

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $5,253
• Equity at exit: $8,646

Cash invested: $28,000 (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 63070

• Home prices YoY: -16.9%
• Active inventory: 20
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $142

Break-even live

Break-even rent $804

Max offer price $100,000

Occupancy floor 81%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   listed $100,000 Active 366-char remark
2. 2026-04-23
   historical $100,000 366-char remark
3. 2016-03-17
   soldstatus Closed 456-char remark

   Show marketing remark (456 chars)

   Great investment opportunity! 3 bedrooms, large living room, large covered front porch, full walk out basement. Home sits on just under a half acre with a nice back yard located on a dead end road. Home is being sold AS-IS. Seller will not do any inspections &/or repairs. Bank owned property. Home needs plumbing & electrical repairs. No water heater. CASH or REHAB loans only. Pre-Approval or Proof of Funds to be submitted with all offers.

4. 2016-02-22
   historical 456-char remark

   Show marketing remark (456 chars)

   Great investment opportunity! 3 bedrooms, large living room, large covered front porch, full walk out basement. Home sits on just under a half acre with a nice back yard located on a dead end road. Home is being sold AS-IS. Seller will not do any inspections &/or repairs. Bank owned property. Home needs plumbing & electrical repairs. No water heater. CASH or REHAB loans only. Pre-Approval or Proof of Funds to be submitted with all offers.

5. 2016-01-12
   price $42,900 456-char remark

   Show marketing remark (456 chars)

   Great investment opportunity! 3 bedrooms, large living room, large covered front porch, full walk out basement. Home sits on just under a half acre with a nice back yard located on a dead end road. Home is being sold AS-IS. Seller will not do any inspections &/or repairs. Bank owned property. Home needs plumbing & electrical repairs. No water heater. CASH or REHAB loans only. Pre-Approval or Proof of Funds to be submitted with all offers.

6. 2015-12-14
   listed $44,900 Active 456-char remark

   Show marketing remark (456 chars)

   Great investment opportunity! 3 bedrooms, large living room, large covered front porch, full walk out basement. Home sits on just under a half acre with a nice back yard located on a dead end road. Home is being sold AS-IS. Seller will not do any inspections &/or repairs. Bank owned property. Home needs plumbing & electrical repairs. No water heater. CASH or REHAB loans only. Pre-Approval or Proof of Funds to be submitted with all offers.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$142/yr (+$12/mo · 17.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,797
• − Mortgage interest: −$5,602
• − Property taxes: −$828
• − Insurance: −$500
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,909
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,682/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: Hillsboro R-III
• NCES district ID: 2914430
• Math proficiency: 27% ▼ -20.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $59,236
• Composite: 30.35/100
• National rank: #6262
• State rank: #204 of 324 in MO

Livability — Horine

• Score: 58/100
• State rank: #627
• US rank: #21529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,365

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Asian 2%
• Common ancestry: Lithuanian 5% Italian 4% Romanian 3%
• Foreign-born: 1% · China, South Korea

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.40%
• Current HPI: 203.8737
• 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

+122.7% since first listed

7 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2016-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-02-22 Delisted — MARIS as Distributed by MLS Grid
• 2016-01-12 Price Changed $42,900 MARIS as Distributed by MLS Grid
• 2015-12-14 Listed $44,900 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $828 · +9.3% YoY. Source: county tax records.