510 S Ohio St · Humansville, MO 65674

$68,500

5 bd · 2.5 ba · 1,164 sqft · Other public records · 31 Days on market

Built 1930 0.33 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your next investment property? Look no further. This property features 5 bedroom 2 bathroom with a detached 2 car garage/ workshop and has so much potential. Other features include tall ceilings, several windows to bring in natural light and a full HVAC system and hot water heater that is approximately 3 years old. This home has so much to offer whether you are looking for your next flip, rental or a place to call home. Schedule your showing today! Home is being sold AS IS

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 42 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 $5k of equity ($474 loan paydown + $4k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $66,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.68% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.1%
• Equity multiple: 3.65×
• Total profit: $50,738
• Equity at exit: $43,266

10-year hold

• IRR: 38.2%
• Equity multiple: 7.52×
• Total profit: $125,063
• Equity at exit: $78,636

Cash invested: $19,180 (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: 42
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $483

Break-even live

Break-even rent $537

Max offer price $68,500

Occupancy floor 53%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $68,500 Active 31 DOM
2. 2026-06-17
   days on market $68,500 Active 30 DOM
3. 2026-06-16
   days on market $68,500 Active 29 DOM
4. 2026-06-15
   days on market $68,500 Active 28 DOM
5. 2026-06-14
   pricedays on market $68,500 Active 26 DOM
6. 2026-06-10
   days on market $70,000 Active 23 DOM
7. 2026-06-09
   days on market $70,000 Active 22 DOM
8. 2026-06-08
   days on market $70,000 Active 21 DOM
9. 2026-06-07
   days on market $70,000 Active 20 DOM
10. 2026-06-05
    days on market $70,000 Active 17 DOM
11. 2026-06-03
    days on market $70,000 Active 16 DOM
12. 2026-06-02
    days on market $70,000 Active 15 DOM
13. 2026-06-01
    days on market $70,000 Active 14 DOM
14. 2026-05-31
    days on market $70,000 Active 13 DOM
15. 2026-05-30
    statusdays on market $70,000 Active 12 DOM
16. 2026-04-24
    status Pending
17. 2026-04-12
    listed $70,000 Active

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$224/yr (+$19/mo · 50.9%)

ⓘ 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 3/10 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: $13,789
• − Mortgage interest: −$3,837
• − Property taxes: −$440
• − Insurance: −$342
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,993
• Taxable income: $4,970
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,607/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

2 events — show timeline

• 2026-04-24 Pending — SOMO
• 2026-04-12 Listed $70,000 SOMO

Property tax history

+5.8%/yr

Latest (2025): $440 · -2.6% YoY. Source: county tax records.