33888 Indian Hills Rd · Stover, MO 65078

$99,000

2 bd · 1.0 ba · 618 sqft · Other public records · 9 Days on market

Built 2003 1.22 ac lot

---

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 +16.8/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lake Life Doesn't Have to Break the Bank! Take a look at this cozy 2-bedroom, 1-bath cabin nestled on 1.25 wooded acres and priced under $100,000! Turn-key and ready for you to start enjoying summer at the lake, this property offers the perfect blend of privacy, relaxation, and outdoor adventure. Enjoy your morning coffee on the covered front porch and unwind in the evenings on the covered back porch surrounded by nature. Located just under 5 miles from conservation access, you'll have quick access to some of the area's best fishing, boating, and outdoor recreation. And for the anglers, you'll love the fish cleaning station already set up right in the backyard—making it easy to clean

Key facts

• Covered front porch
• Conservation access
• Covered back porch

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• FISH CLEANING STATION
• CONSERVATION ACCESS

Property features AI

Exterior

• Parking: Gravel parking; no garage
• Utilities: Public water; Septic tank
• Home design: Single-family detached residence; One level
• Construction: Wood siding
• Exterior features: Wooded lot; Gravel road access

Interior

• Kitchen: Cooktop; Range; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating with wall furnace; Window air conditioning units
• Interior features: Cooktop, Range, Refrigerator; Washer and Dryer included; No fireplace; Crawl space basement
• Laundry & utility: Washer and Dryer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $63 ($761/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 $81k (17.7% below list).
• Recommended offer: $81k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#473 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $7k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $81,497 (17.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.36×
• Total profit: $37,814
• Equity at exit: $67,810

10-year hold

• IRR: 18.6%
• Equity multiple: 4.86×
• Total profit: $106,864
• Equity at exit: $128,095

Cash invested: $27,720 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $63

Break-even live

Break-even rent $735

Max offer price $99,000

Occupancy floor 87%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $99,000 Active 9 DOM
2. 2026-06-17
   days on market $99,000 Active 8 DOM
3. 2026-06-16
   days on market $99,000 Active 7 DOM
4. 2026-06-15
   days on market $99,000 Active 6 DOM
5. 2026-06-13
   days on market $99,000 Active 4 DOM
6. 2026-06-12
   remarks 693-char remark
7. 2026-06-12
   listed $99,000 Active 3 DOM

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$721/yr (+$60/mo · 301.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,780
• − Mortgage interest: −$5,546
• − Property taxes: −$239
• − Insurance: −$495
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$2,880
• Taxable loss: −$945
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $988/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: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

• 2026-06-09 Listed $99,000 LOBR
• 2023-09-05 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $239 · +8.5% YoY. Source: county tax records.