1801 Hope St · Hannibal, MO 63401

$99,900

3 bd · 1.5 ba · 1,420 sqft · Other public records · 165 Days on market

Built 1890 0.41 ac lot $70/sqft · 36% below area Est $155k · 36% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this renovated and affordable 2 story, 5 bedroom home that has been updated from top to bottom. Updates since 2019 include plumbing, wiring, paint, light fixtures, vinyl plank flooring, carpet and some replacement windows. The main floor offers a spacious living room and separate dining room with hardwood flooring. Remodeled kitchen with some new appliances, new countertops and vinyl plank flooring. Updated laundry room conveniently located just off the kitchen completes the main level. 2nd level you’ll find three bedrooms, each with its own closets, new carpet and a full bath. 3rd level offers 2 bedrooms with new paint and carpet. Forced air gas furnace, central air(2019) and water heater(2020). Low maintenance exterior with vinyl and aluminum siding and a fenced yard. Personal home or rental investment. Ready to move in!

Key facts

• Updated wiring
• Remodeled kitchen
• Updated paint

Tags

• UPDATED PLUMBING
• UPDATED WIRING
• UPDATED PAINT
• UPDATED LIGHT FIXTURES
• VINYL PLANK FLOORING
• REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.2% in Hannibal — 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 73/100 on livability (#81 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, employment D.
• Hannibal 60 (town): math 38% / reading 44% proficiency, ranked #142 of 324 in MO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 38 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,000
• List price: $99,900
• Delta: -35.55%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,191
• Equity at exit: $14,895

10-year hold

• IRR: 13.4%
• Equity multiple: 2.06×
• Total profit: $29,787
• Equity at exit: $8,638

Cash invested: $27,972 (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 63401

• Home prices YoY: -32.9%
• Active inventory: 111
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $321

Break-even live

Break-even rent $761

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $377	-5% $349	+0% $321	+5% $292	+10% $264
Rent	-10% $228	-5% $274	+0% $321	+5% $367	+10% $413
Rate	-1.0pp $371	-0.5pp $346	base $321	+0.5pp $295	+1.0pp $268

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,900 Active 165 DOM
2. 2026-06-18
   days on market $99,900 Active 163 DOM
3. 2026-06-17
   days on market $99,900 Active 162 DOM
4. 2026-06-16
   days on market $99,900 Active 161 DOM
5. 2026-06-15
   days on market $99,900 Active 160 DOM
6. 2026-06-13
   days on market $99,900 Active 158 DOM
7. 2026-06-12
   days on market $99,900 Active 157 DOM
8. 2026-06-09
   days on market $99,900 Active 154 DOM
9. 2026-06-08
   days on market $99,900 Active 153 DOM
10. 2026-06-07
    days on market $99,900 Active 152 DOM
11. 2026-06-04
    days on market $99,900 Active 148 DOM
12. 2026-06-02
    days on market $99,900 Active 147 DOM
13. 2026-06-01
    days on market $99,900 Active 146 DOM
14. 2026-05-31
    days on market $99,900 Active 145 DOM
15. 2026-01-06
    listed $99,900 Active 849-char remark

    Show marketing remark (849 chars)

    Come see this renovated and affordable 2 story, 5 bedroom home that has been updated from top to bottom. Updates since 2019 include plumbing, wiring, paint, light fixtures, vinyl plank flooring, carpet and some replacement windows. The main floor offers a spacious living room and separate dining room with hardwood flooring. Remodeled kitchen with some new appliances, new countertops and vinyl plank flooring. Updated laundry room conveniently located just off the kitchen completes the main level. 2nd level you’ll find three bedrooms, each with its own closets, new carpet and a full bath. 3rd level offers 2 bedrooms with new paint and carpet. Forced air gas furnace, central air(2019) and water heater(2020). Low maintenance exterior with vinyl and aluminum siding and a fenced yard. Personal home or rental investment. Ready to move in!

16. 2019-10-24
    soldstatus

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$543/yr (+$45/mo · 127.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,998
• − Mortgage interest: −$5,596
• − Property taxes: −$426
• − Insurance: −$500
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,906
• Taxable income: $2,331
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,287/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: Hannibal 60
• NCES district ID: 2913650
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $40,349
• Composite: 34.39/100
• National rank: #5208
• State rank: #142 of 324 in MO

Livability — Hannibal

• Score: 73/100
• State rank: #81
• US rank: #5358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hannibal, MO
• Population (ZIP): 21,125

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,640 people
• By 2030: 28,432 · -0.7%
• By 2040: 27,597 · -3.6%
• By 2050: 26,203 · -8.5%
• By 2075: 21,931 · -23.4%
• By 2100: 15,765 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Marion

• 2024 margin: Solid R (+52.9) · D 23.1% · R 76.0%
• 2008→2024 swing: -29.0pp toward R · 2008: -23.9pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+50.3 2016: R+49.8 2012: R+32.0 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.01%
• Current HPI: 189.6907
• 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

• 2026-01-06 Listed $99,900 MARIS as Distributed by MLS Grid
• 2019-10-24 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $426 · +6.7% YoY. Source: county tax records.