25512 US Highway 63 · Greentop, MO 63546

$150,000

8 bd · None ba · 3,562 sqft · Other public records · 45 Days on market

Built 2004 5.20 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Amish-built 2-story home on 5.2 acres m/l offering quality craftsmanship and peaceful country living. Enjoy relaxing on the classic wrap-around porch or the covered back porch overlooking the property. Inside you'll find spacious living areas, a large canning room, and a 23' x 7' safe room for added security and storage. This property is perfect for anyone needing extra workspace with an attached 48' x 32' shop with concrete floor, plus a detached 48' x 32' shop with a 24' x 48' lean-to for equipment, vehicles, or projects. Properties with this combination of acreage, home, and shop space are hard to find. Call Mark Hunolt at 660-341-0802 or Andrew Hunolt at 660-216-9690 to schedule your pe

Key facts

• Safe room
• Large canning room
• Wrap-around porch

Tags

• AMISH-BUILT
• WRAP-AROUND PORCH
• COVERED BACK PORCH
• LARGE CANNING ROOM
• SAFE ROOM
• ATTACHED SHOP

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $144k (3.9% below list).
• Recommended offer: $144k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#504 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Schuyler County R-I (rural): math 33% / reading 42% proficiency, ranked #199 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 8 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 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

• It's been on market 45 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,149 (3.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.96% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.7

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: 12.6%
• Equity multiple: 1.72×
• Total profit: $30,240
• Equity at exit: $67,446

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $90,526
• Equity at exit: $103,943

Cash invested: $42,000 (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 63546

• Active inventory: 17
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $192

Break-even live

Break-even rent $1,199

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $277	-5% $234	+0% $192	+5% $149	+10% $107
Rent	-10% $78	-5% $135	+0% $192	+5% $249	+10% $305
Rate	-1.0pp $267	-0.5pp $230	base $192	+0.5pp $153	+1.0pp $113

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-03-07
   listed $150,000 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: $1,177 · $98/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$278/yr (+$23/mo · 23.6%)

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

Taxation est. · year 1

• Rental income: $17,298
• − Mortgage interest: −$8,402
• − Property taxes: −$1,177
• − Insurance: −$750
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,364
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,338/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: Schuyler County R-I
• NCES district ID: 2927660
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $34,527
• Composite: 30.91/100
• National rank: #6115
• State rank: #199 of 324 in MO

Livability — Greentop

• Score: 60/100
• State rank: #504
• US rank: #19457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,564

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 4,477 people
• By 2030: 4,470 · -0.2%
• By 2040: 4,519 · +0.9%
• By 2050: 4,562 · +1.9%
• By 2075: 4,251 · -5.0%
• By 2100: 3,392 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 2%

Political lean MEDSL · Schuyler

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.2%
• 2008→2024 swing: -46.1pp toward R · 2008: -18.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.6 2016: R+59.5 2012: R+24.6 2008: R+18.4

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

2 events — show timeline

• 2026-04-20 Pending — NECAR
• 2026-03-07 Listed $150,000 NECAR

Property tax history

+111.2%/yr

Latest (2025): $1,177 · -1.3% YoY. Source: county tax records.