11518 Us Highway 65 · Cross Timbers, MO 65634

$132,500

3 bd · 1.0 ba · 1,458 sqft · Other public records · 42 Days on market

Built 1962 2.30 ac lot $91/sqft · 20% below area Est $165k · 20% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.6/10.0
• Schools +5.4/10.0
• 1% rule +4.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2.3 acres. No neighbors breathing down your neck. And still close enough to town that you're not planning your whole day around a gallon of milk. This 3 bed, 1 bath home gives you 1,458 sq ft of ''make it yours'' space. Not cookie-cutter. Not trying too hard. Just a solid setup with good bones and room to turn it into whatever fits your life. Step outside and it's a whole different vibe. Mature trees, open ground, quiet that actually feels quiet. Whether it's bonfires, a big garden, kids running wild, or just sitting there doing absolutely nothing. .. this place gives you that freedom. And the barn? That's your wildcard. Storage, workshop, side hustle HQ, animals. .. you decide. Hard to find small acreage like this that doesn't have you way out in the middle of nowhere. You get space and convenience. That combo doesn't hang around long.

Key facts

• Barn
• 2.3 acres
• Open ground

Tags

• 2.3 ACRES
• MATURE TREES
• OPEN GROUND
• BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $132k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $121k (8.7% below list).
• Recommended offer: $121k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#858 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Hickory County R-I (rural): math 65% / reading 66% proficiency, ranked #8 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($916 loan paydown + $6k appreciation (4.7% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

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

Recommended offer $120,990 (8.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 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?
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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $165,052
• List price: $132,500
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.07×
• Total profit: $39,559
• Equity at exit: $72,689

10-year hold

• IRR: 17.4%
• Equity multiple: 3.99×
• Total profit: $110,785
• Equity at exit: $123,512

Cash invested: $37,100 (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 65634

• Home prices YoY: 4.2%
• Active inventory: 13
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $178

Break-even live

Break-even rent $985

Max offer price $132,500

Occupancy floor 80%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-08
   status $132,500 Pending 42 DOM
2. 2026-06-07
   days on market $132,500 Active 42 DOM
3. 2026-06-05
   days on market $132,500 Active 39 DOM
4. 2026-06-03
   days on market $132,500 Active 38 DOM
5. 2026-06-02
   days on market $132,500 Active 37 DOM
6. 2026-06-01
   days on market $132,500 Active 36 DOM
7. 2026-05-31
   days on market $132,500 Active 35 DOM
8. 2026-05-30
   days on market $132,500 Active 34 DOM
9. 2026-05-09
   status Active 848-char remark

   Show marketing remark (848 chars)

   2.3 acres. No neighbors breathing down your neck. And still close enough to town that you're not planning your whole day around a gallon of milk. This 3 bed, 1 bath home gives you 1,458 sq ft of ''make it yours'' space. Not cookie-cutter. Not trying too hard. Just a solid setup with good bones and room to turn it into whatever fits your life. Step outside and it's a whole different vibe. Mature trees, open ground, quiet that actually feels quiet. Whether it's bonfires, a big garden, kids running wild, or just sitting there doing absolutely nothing. .. this place gives you that freedom. And the barn? That's your wildcard. Storage, workshop, side hustle HQ, animals. .. you decide. Hard to find small acreage like this that doesn't have you way out in the middle of nowhere. You get space and convenience. That combo doesn't hang around long.

10. 2026-03-27
    listed $135,000 Active 848-char remark

    Show marketing remark (848 chars)

    2.3 acres. No neighbors breathing down your neck. And still close enough to town that you're not planning your whole day around a gallon of milk. This 3 bed, 1 bath home gives you 1,458 sq ft of ''make it yours'' space. Not cookie-cutter. Not trying too hard. Just a solid setup with good bones and room to turn it into whatever fits your life. Step outside and it's a whole different vibe. Mature trees, open ground, quiet that actually feels quiet. Whether it's bonfires, a big garden, kids running wild, or just sitting there doing absolutely nothing. .. this place gives you that freedom. And the barn? That's your wildcard. Storage, workshop, side hustle HQ, animals. .. you decide. Hard to find small acreage like this that doesn't have you way out in the middle of nowhere. You get space and convenience. That combo doesn't hang around long.

11. 2025-08-05
    soldstatus Closed 898-char remark

    Show marketing remark (898 chars)

    Welcome to your private slice of country living with unbeatable convenience! This charming 3-bedroom, 1-bathroom home offers 1,458 square feet of comfortable living space, perfectly situated on 2.3 acres. Surrounded by mature trees and open skies, this property delivers peace and privacy while still being just minutes from major highway access--making your commute a breeze. The home's interior boasts a functional layout, ready for your personal touch to make it truly your own. Outside, the land shines with room to roam, garden, or entertain, plus a versatile barn that's ideal for storage, hobbies, or even small livestock. Whether you're looking to escape the city, start a mini homestead, or simply enjoy more space and fresh air, this property is a rare find that blends rural charm with prime accessibility. Don't miss this unique opportunity to own acreage so close to town conveniences!

12. 2025-07-25
    soldstatus
13. 2025-06-28
    status Pending 898-char remark

    Show marketing remark (898 chars)

    Welcome to your private slice of country living with unbeatable convenience! This charming 3-bedroom, 1-bathroom home offers 1,458 square feet of comfortable living space, perfectly situated on 2.3 acres. Surrounded by mature trees and open skies, this property delivers peace and privacy while still being just minutes from major highway access--making your commute a breeze. The home's interior boasts a functional layout, ready for your personal touch to make it truly your own. Outside, the land shines with room to roam, garden, or entertain, plus a versatile barn that's ideal for storage, hobbies, or even small livestock. Whether you're looking to escape the city, start a mini homestead, or simply enjoy more space and fresh air, this property is a rare find that blends rural charm with prime accessibility. Don't miss this unique opportunity to own acreage so close to town conveniences!

14. 2025-06-21
    listed $115,000 Active 898-char remark

    Show marketing remark (898 chars)

    Welcome to your private slice of country living with unbeatable convenience! This charming 3-bedroom, 1-bathroom home offers 1,458 square feet of comfortable living space, perfectly situated on 2.3 acres. Surrounded by mature trees and open skies, this property delivers peace and privacy while still being just minutes from major highway access--making your commute a breeze. The home's interior boasts a functional layout, ready for your personal touch to make it truly your own. Outside, the land shines with room to roam, garden, or entertain, plus a versatile barn that's ideal for storage, hobbies, or even small livestock. Whether you're looking to escape the city, start a mini homestead, or simply enjoy more space and fresh air, this property is a rare find that blends rural charm with prime accessibility. Don't miss this unique opportunity to own acreage so close to town conveniences!

15. 2022-11-18
    soldstatus Closed
16. 2022-11-18
    soldstatus
17. 2022-10-06
    status Pending
18. 2022-09-21
    status Active
19. 2022-07-14
    status Pending
20. 2022-05-07
    listed $89,900 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: $333 · $28/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$953/yr (+$79/mo · 286.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,519
• − Mortgage interest: −$7,422
• − Property taxes: −$333
• − Insurance: −$662
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,855
• Taxable loss: −$76
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,155/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: Hickory County R-I
• NCES district ID: 2914320
• Math proficiency: 65% ▼ -4.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $33,125
• Composite: 54.03/100
• National rank: #1393
• State rank: #8 of 324 in MO

Livability — Cross Timbers

• Score: 52/100
• State rank: #858
• US rank: #24946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 609

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 5% Italian 3% Iranian 2%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.70%
• Current HPI: 115.4734
• 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

+50.2% since first listed

12 events — show timeline

• 2026-05-09 Relisted — SOMO
• 2026-03-27 Listed $135,000 SOMO
• 2025-08-05 Sold (MLS) — SOMO
• 2025-07-25 Sold (Public Records) — Public Records
• 2025-06-28 Pending — SOMO
• 2025-06-21 Listed $115,000 SOMO
• 2022-11-18 Sold (Public Records) — Public Records
• 2022-11-18 Sold (MLS) — SOMO
• 2022-10-06 Pending — SOMO
• 2022-09-21 Relisted — SOMO
• 2022-07-14 Pending — SOMO
• 2022-05-07 Listed $89,900 SOMO

Property tax history

+1.9%/yr

Latest (2025): $333 · +6.2% YoY. Source: county tax records.