34246 Rabbit Rd · Stover, MO 65078

$69,000

1 bd · 1.0 ba · 480 sqft · SingleFamily · 10 Days on market

Built 2021 Good condition 10,000 sqft lot $144/sqft · 6% below area Est $74k · 6% under ↓ 21% since listing

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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 +23.9/30.0
• ARV discount +10.3/15.0
• Appreciation +8.4/10.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

Key facts

• Private septic
• Dedicated bedroom
• Ductless minisplit

Tags

• DUCTLESS MINISPLIT
• SMALL STORAGE SHED
• PRIVATE SEPTIC
• DEDICATED BEDROOM
• DEDICATED FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($773 rent vs $69k).

Location & tenants

• Location reads 60/100 on livability (#473 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($477 loan paydown + $5k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,000

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. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $73,564
• List price: $69,000
• Delta: -4.84%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.66×
• Total profit: $32,092
• Equity at exit: $47,262

10-year hold

• IRR: 22.3%
• Equity multiple: 5.50×
• Total profit: $86,996
• Equity at exit: $89,279

Cash invested: $19,320 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $773 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $134

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 78%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $69,000 Active 10 DOM
2. 2026-06-17
   days on market $69,000 Active 9 DOM
3. 2026-06-16
   days on market $69,000 Active 8 DOM
4. 2026-06-15
   days on market $69,000 Active 7 DOM
5. 2026-06-13
   days on market $69,000 Active 5 DOM
6. 2026-06-12
   days on market $69,000 Active 4 DOM
7. 2026-06-09
   pricedays on marketlisting id $69,000 Active 1 DOM
8. 2026-06-01
   days on market $70,000 Active 214 DOM
9. 2026-05-31
   days on market $70,000 Active 213 DOM
10. 2026-03-21
    price $70,000 854-char remark

    Show marketing remark (854 chars)

    Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

11. 2026-03-11
    price $75,000 854-char remark

    Show marketing remark (854 chars)

    Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

12. 2026-01-17
    price $79,000 854-char remark

    Show marketing remark (854 chars)

    Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

13. 2026-01-07
    price $85,000 854-char remark

    Show marketing remark (854 chars)

    Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

14. 2025-10-29
    listed $89,000 Active 854-char remark

    Show marketing remark (854 chars)

    Move in ready! Well maintained 1 bedroom, 1 full bath Tiny Home waiting for you! New ductless MiniSplit installed in 2025 for economical heating and cooling! All appliances included-range, refrigerator, dishwasher, washer, dryer, small freezer. Furniture- table and chairs, two living room chairs, small TV with antenna, small desk and queen size bed. High speed fiber optic internet ready to be connected. What you see is what you get! Store your excess items in the small storage shed that is included. Community water is paid up through September, 2026 so no water fees until then! Private septic installed in 2021. Property was surveyed in 2021 and copies are available. Not often do you find a Tiny Home with a dedicated bedroom and dedicated full bathroom with tub and shower! Make this your home or investment property with no rental restrictions!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,272
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$2,007
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,474/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This single-family home is move-in ready with a good condition score and minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and improvements.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value.
• Both Install new curtains and rugs — Fresh curtains and rugs improve the home's appearance and comfort level.
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency.
• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value. ↑
• Both Install new curtains and rugs — Fresh curtains and rugs improve the home's appearance and comfort level. ↑
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal attract more potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

-21.3% since first listed

5 events — show timeline

• 2026-03-21 Price Changed $70,000 WCAR
• 2026-03-11 Price Changed $75,000 WCAR
• 2026-01-17 Price Changed $79,000 WCAR
• 2026-01-07 Price Changed $85,000 WCAR
• 2025-10-29 Listed $89,000 WCAR