9562 Highway C · Harviell, MO 63901

$129,500

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 195 Days on market

Built 1920 Fair condition 5.00 ac lot $80/sqft · 31% below area Est $189k · 31% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful country living on 5 beautiful acres +/- with 1,624 sq ft, 3-bedroom, 2 bath home. Surrounded by trees and open space, this property offers privacy, room to roam, and the charm of rural living while still being an easy drive to town for conveniences. Inside, you'll find a comfortable layout with spacious rooms and plenty of potential to make your own! Recent updates provide major peace of mind, including a new deck, roof, HVAC system, and a storm cellar. Whether you're starting a homestead or looking for a private oasis, this property has the space and setting!

Key facts

• New deck
• New roof
• Storm cellar

Tags

• 5 BEAUTIFUL ACRES
• NEW DECK
• NEW ROOF
• NEW HVAC SYSTEM
• STORM CELLAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $127k (1.9% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 32/100 on livability (#1,019 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Neelyville R-IV (rural): math 47% / reading 58% proficiency, ranked #33 of 324 in MO (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 277 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $188,607
• List price: $129,500
• Delta: -31.34%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-14,017
• Equity at exit: $19,309

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,182
• Equity at exit: $11,197

Cash invested: $36,260 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 277
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $109

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 86%

Sensitivity live

Price	-10% $199	-5% $154	+0% $109	+5% $64	+10% $20
Rent	-10% $9	-5% $59	+0% $109	+5% $159	+10% $209
Rate	-1.0pp $174	-0.5pp $142	base $109	+0.5pp $76	+1.0pp $41

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   days on market $129,500 Active 195 DOM
2. 2025-11-17
   listed $129,500 Active 584-char remark

   Show marketing remark (584 chars)

   Discover peaceful country living on 5 beautiful acres +/- with 1,624 sq ft, 3-bedroom, 2 bath home. Surrounded by trees and open space, this property offers privacy, room to roam, and the charm of rural living while still being an easy drive to town for conveniences. Inside, you'll find a comfortable layout with spacious rooms and plenty of potential to make your own! Recent updates provide major peace of mind, including a new deck, roof, HVAC system, and a storm cellar. Whether you're starting a homestead or looking for a private oasis, this property has the space and setting!

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

Taxation est. · year 1

• Rental income: $15,251
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,767
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,501/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. The new roof and HVAC system provide peace of mind.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — poor condition
• Major bathroom fixtures — poor condition
• Major interior walls — dated wood paneling and wallpaper

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen
• Resale new bathroom fixtures — modernizing the bathroom
• Both paint interior walls — enhances the home's appearance
• Both replace carpet — enhances the home's appearance and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · poor condition	Major	$15,000–50,000
bathroom fixtures · poor condition	Major	$15,000–50,000
interior walls · dated wood paneling and wallpaper	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale new bathroom fixtures — modernizing the bathroom ↑
• Both paint interior walls — enhances the home's appearance ↑
• Both replace carpet — enhances the home's appearance and comfort ↑

ⓘ 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: Neelyville R-IV
• NCES district ID: 2921750
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $35,597
• Composite: 43.44/100
• National rank: #3009
• State rank: #33 of 324 in MO

Livability — Harviell

• Score: 32/100
• State rank: #1019
• US rank: #27854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

• 2025-11-17 Listed $129,500 MARIS as Distributed by MLS Grid