9554 SW Center St · Hume, MO 64752

$24,900

2 bd · 1.0 ba · 728 sqft · Other public records · 3 Days on market

Built 1935 0.40 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable small-town living in Hume, Missouri! This 2 bedroom, 1 bath home sits on a hard-to-find double lot offering extra space and possibilities that are tough to come by at this price point. The home features an enclosed front porch perfect for relaxing mornings or extra storage space, radiant heat, window air conditioning, and appliances that stay with the property. Whether you’re looking for a starter home, rental investment, or affordable place to downsize, this property offers great value with room to spread out. Properties with extra lots and this kind of affordability are becoming harder and harder to find. Don’t miss your opportunity to take a look!

Key facts

• 0.4 acre lot
• Built 1935
• Listed 3 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; One story
• Construction: Frame construction; Composition roof; Approximately 76–100 years old
• Exterior features: Front porch; Fixer-up condition; City lot within city limits; Gravel road frontage (public maintenance)

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Radiant heat; Window air conditioning units
• Interior features: Storm windows (partial); Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry area off the kitchen; Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $25k).

Location & tenants

• Location reads 55/100 on livability (#745 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Hume R-VIII (rural): math 45% / reading 55% proficiency, ranked #121 of 535 in MO (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Bates County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $919 of equity ($172 loan paydown + $747 appreciation (3.0% local appreciation)).
• Bates County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1935 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.56% ✓
• Cap rate: 32.95%
• Cash-on-cash: 95.19%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 99.4%
• Equity multiple: 6.48×
• Total profit: $38,221
• Equity at exit: $11,196

10-year hold

• IRR: 99.0%
• Equity multiple: 13.44×
• Total profit: $86,700
• Equity at exit: $17,255

Cash invested: $6,972 (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 64752

• Active inventory: 5
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$6 /mo · $68/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $553

Break-even live

Break-even rent $186

Max offer price $24,900

Occupancy floor 33%

Sensitivity live

Price	-10% $567	-5% $560	+0% $553	+5% $546	+10% $539
Rent	-10% $483	-5% $518	+0% $553	+5% $588	+10% $623
Rate	-1.0pp $566	-0.5pp $559	base $553	+0.5pp $547	+1.0pp $540

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-04
   statusdays on market $24,900 Pending 3 DOM
2. 2026-06-02
   days on market $24,900 Active 2 DOM
3. 2026-06-01
   statusdays on market $24,900 Active 1 DOM
4. 2026-05-31
   days on market $24,900 Coming Soon 3 DOM
5. 2026-05-28
   historical $24,900

ⓘ 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: $68 · $6/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$174/yr (+$14/mo · 255.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,628
• − Mortgage interest: −$1,395
• − Property taxes: −$68
• − Insurance: −$124
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$724
• Taxable income: $6,616
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $5,049/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: Hume R-VIII
• NCES district ID: 2915330
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $44,032
• Composite: 44.21/100
• National rank: #6196
• State rank: #121 of 535 in MO

Livability — Hume

• Score: 55/100
• State rank: #745
• US rank: #23360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hume, MO
• Population (ZIP): 580

Population outlook (Bates County) Hauer SSP2

• Today (2025): 15,295 people
• By 2030: 14,644 · -4.3%
• By 2040: 13,282 · -13.2%
• By 2050: 11,944 · -21.9%
• By 2075: 9,442 · -38.3%
• By 2100: 7,372 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 2% Native American 1%
• Common ancestry: Serbian 6% Iranian 5% Slovak 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bates

• 2024 margin: Solid R (+61.6) · D 18.7% · R 80.4%
• 2008→2024 swing: -42.8pp toward R · 2008: -18.9pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+58.5 2016: R+54.6 2012: R+31.7 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-28 Coming Soon $24,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $68 · +13.4% YoY. Source: county tax records.