448 Armstrong Ave · Stoutland, MO 65567

$40,000

2 bd · 1.0 ba · 760 sqft · SingleFamily · 56 Days on market

Built 1910 Fair condition 0.42 ac lot $53/sqft · 38% below area Est $64k · 38% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This small home on a rather large lot is right in the middle of the sweet little town of Stoutland Missouri. It's walkable to gas station/restaurant/downtown. There are two bedrooms and 1 bath, and it's never been empty long. Recently it's been a rental, and it could use some TLC, but it's got a newer metal roof, two outbuildings, and a large shady yard plus off-street parking. There's inside laundry too on the enclosed back porch.

Key facts

• Large shady yard
• Large lot
• Two outbuildings

Tags

• LARGE LOT
• NEWER METAL ROOF
• TWO OUTBUILDINGS
• LARGE SHADY YARD
• OFF-STREET PARKING
• INSIDE LAUNDRY

Property features AI

Finance

• Other: Ownership: Private; Property condition: Fixer; Above-grade finished area estimated at 760
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Single-phase electric; Propane available; Cable available; Phone connected; Water connected; Sewer connected; Electricity available
• Home design: Single-family house; One story
• Construction: Aluminum roof; Unknown construction materials; Crawl space foundation; Estimated year built
• Exterior features: Covered rear porch; Partial fencing; City lot; Outbuilding on the property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Ceramic tile; Laminate; Combination flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric heating; Propane heating; Wall/window air conditioning unit(s)
• Interior features: Enclosed back porch with laundry; Accessible approach with ramp
• Laundry & utility: Laundry located inside (in enclosed back porch)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#779 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Stoutland R-II (rural): math 27% / reading 36% proficiency, ranked #442 of 535 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stoutland Elementary (math 22% / reading 22%, grade F, #910 of 1,115 statewide, top 83%, 238 students, 68% FRL); Stoutland High (math 17% / reading 32%, grade F, #445 of 521 statewide, top 87%, 170 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.2% local appreciation)).
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.10% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.39%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $64,062
• List price: $40,000
• Delta: -37.56%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.67×
• Total profit: $29,889
• Equity at exit: $18,467

10-year hold

• IRR: 46.7%
• Equity multiple: 7.37×
• Total profit: $71,385
• Equity at exit: $28,841

Cash invested: $11,200 (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 65567

• Home prices YoY: 2.0%
• Active inventory: 10
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $386

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 49%

Sensitivity live

Price	-10% $414	-5% $400	+0% $386	+5% $372	+10% $359
Rent	-10% $320	-5% $353	+0% $386	+5% $419	+10% $453
Rate	-1.0pp $406	-0.5pp $396	base $386	+0.5pp $376	+1.0pp $365

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $40,000 Active 56 DOM
2. 2026-06-19
   days on market $40,000 Active 54 DOM
3. 2026-06-18
   days on market $40,000 Active 53 DOM
4. 2026-06-17
   days on market $40,000 Active 52 DOM
5. 2026-06-16
   days on market $40,000 Active 51 DOM
6. 2026-06-15
   days on market $40,000 Active 50 DOM
7. 2026-06-14
   days on market $40,000 Active 48 DOM
8. 2026-06-12
   days on market $40,000 Active 47 DOM
9. 2026-06-09
   days on market $40,000 Active 44 DOM
10. 2026-06-08
    days on market $40,000 Active 43 DOM
11. 2026-06-07
    days on market $40,000 Active 42 DOM
12. 2026-06-05
    days on market $40,000 Active 39 DOM
13. 2026-06-03
    days on market $40,000 Active 38 DOM
14. 2026-06-02
    days on market $40,000 Active 37 DOM
15. 2026-06-01
    days on market $40,000 Active 36 DOM
16. 2026-05-31
    days on market $40,000 Active 35 DOM
17. 2026-05-30
    days on market $40,000 Active 34 DOM
18. 2026-04-26
    listed $40,000 Active 435-char remark

    Show marketing remark (435 chars)

    This small home on a rather large lot is right in the middle of the sweet little town of Stoutland Missouri. It's walkable to gas station/restaurant/downtown. There are two bedrooms and 1 bath, and it's never been empty long. Recently it's been a rental, and it could use some TLC, but it's got a newer metal roof, two outbuildings, and a large shady yard plus off-street parking. There's inside laundry too on the enclosed back porch.

19. 2026-04-26
    listed $40,000 Active 443-char remark

    Show marketing remark (435 chars)

    This small home on a rather large lot is right in the middle of the sweet little town of Stoutland Missouri. It's walkable to gas station/restaurant/downtown. There are two bedrooms and 1 bath, and it's never been empty long. Recently it's been a rental, and it could use some TLC, but it's got a newer metal roof, two outbuildings, and a large shady yard plus off-street parking. There's inside laundry too on the enclosed back porch.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $10,067
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$1,164
• Taxable income: $4,252
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $3,615/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This single-family home on a large lot in Stoutland, Missouri, requires moderate repairs and maintenance to improve its condition and value. The property has a newer metal roof and two outbuildings, but the exterior and interior need updates to enhance its curb appeal and rental potential.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Moderate exterior siding — visible wear
• Minor interior walls — paint chipping

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet in bedrooms — improves comfort and rental appeal
• Both update kitchen cabinets — modernizes space and increases value
• Both update bathroom fixtures — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · paint chipping	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet in bedrooms — improves comfort and rental appeal ↑
• Both update kitchen cabinets — modernizes space and increases value ↑
• Both update bathroom fixtures — modernizes space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stoutland R-II
• NCES district ID: 2929580
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $40,699
• Composite: 29.32/100
• National rank: #11833
• State rank: #442 of 535 in MO

Livability — Stoutland

• Score: 54/100
• State rank: #779
• US rank: #23865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stoutland, MO
• Population (ZIP): 1,586

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Slovak 7% Italian 3% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.21%
• Current HPI: 165.5554
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-26 Listed $40,000 LOBR
• 2026-04-26 Listed $40,000 MARIS as Distributed by MLS Grid