228 Hackberry St · Amazonia, MO 64421

$181,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 1 Days on market

Built 1974

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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 +14.3/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This remodeled, all electric ranch home has much to offer it's new owner. Nicely manicured over-sized lot. 2015-New carpet & ceilings redone, new sliding patio doors w/ between the glass blinds, garbage disposal. 2014-New laminate kitchen counter tops. 2013-Vinyl siding & windows, 40gal elect hot water heater. 3 bedroom, 2 full baths, living room, dining area off the Master Chef's delight U-shaped galley kitchen & a bonus wood burning stove in the family room that opens out to the deck. A must see just 10 minutes out

Key facts

• Functional kitchen
• Fresh paint
• Large yard

Tags

• WELL MAINTAINED
• FUNCTIONAL KITCHEN
• GENEROUS CLOSET STORAGE
• LARGE YARD
• FRESH PAINT
• NEW WATER LINES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $181k.

Deal economics

• At list price, monthly cash flow is $32 ($385/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 $141k (22.3% below list).
• Recommended offer: $141k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#726 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Savannah R-III (rural): math 43% / reading 46% proficiency, ranked #95 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Andrew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.2% local appreciation)).
• Andrew County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago 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.

Recommended offer $140,614 (22.3% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.80×
• Total profit: $91,082
• Equity at exit: $153,000

10-year hold

• IRR: 20.8%
• Equity multiple: 6.22×
• Total profit: $264,359
• Equity at exit: $319,801

Cash invested: $50,680 (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 64421

• Home prices YoY: 3.3%
• Active inventory: 2
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$949
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $32

Break-even live

Break-even rent $1,365

Max offer price $181,000

Occupancy floor 93%

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $181,000 Active
3. 2015-08-14
   soldstatus 540-char remark

   Show marketing remark (540 chars)

   This remodeled, all electric ranch home has much to offer it's new owner. Nicely manicured over-sized lot. 2015-New carpet & ceilings redone, new sliding patio doors w/ between the glass blinds, garbage disposal. 2014-New laminate kitchen counter tops. 2013-Vinyl siding & windows, 40gal elect hot water heater. 3 bedroom, 2 full baths, living room, dining area off the Master Chef's delight U-shaped galley kitchen & a bonus wood burning stove in the family room that opens out to the deck. A must see just 10 minutes out

4. 2015-06-01
   listed $88,000 540-char remark

   Show marketing remark (540 chars)

   This remodeled, all electric ranch home has much to offer it's new owner. Nicely manicured over-sized lot. 2015-New carpet & ceilings redone, new sliding patio doors w/ between the glass blinds, garbage disposal. 2014-New laminate kitchen counter tops. 2013-Vinyl siding & windows, 40gal elect hot water heater. 3 bedroom, 2 full baths, living room, dining area off the Master Chef's delight U-shaped galley kitchen & a bonus wood burning stove in the family room that opens out to the deck. A must see just 10 minutes out

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$1,106/yr (+$92/mo · 170.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,874
• − Mortgage interest: −$10,139
• − Property taxes: −$650
• − Insurance: −$905
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$5,265
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $1,054/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: Savannah R-III
• NCES district ID: 2927570
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $52,000
• Composite: 38.41/100
• National rank: #4204
• State rank: #95 of 324 in MO

Livability — Amazonia

• Score: 55/100
• State rank: #726
• US rank: #23111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amazonia, MO
• Population (ZIP): 796

Population outlook (Andrew County) Hauer SSP2

• Today (2025): 17,463 people
• By 2030: 17,412 · -0.3%
• By 2040: 17,051 · -2.4%
• By 2050: 16,359 · -6.3%
• By 2075: 14,483 · -17.1%
• By 2100: 11,788 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% German 2% Hungarian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Andrew

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.2% · Other 1.3%
• 2008→2024 swing: -29.7pp toward R · 2008: -22.0pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.3 2016: R+50.5 2012: R+33.8 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.23%
• Current HPI: 285.9199
• 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

+105.7% since first listed

4 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $181,000 FSBO.com
• 2015-08-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-06-01 Listed $88,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $650 · +7.0% YoY. Source: county tax records.