7440 Highway 17 · Houston, MO 65483

$190,000

4 bd · 3.0 ba · 2,028 sqft · Other public records · 64 Days on market

Built 1957 2.70 ac lot $94/sqft · at area comps Est $200k · at est. ↓ 12% since listing

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +9.7/15.0
• DSCR +3.6/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines—featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

Key facts

• 2.7 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-43 ($-518/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (27.2% below list).
• Recommended offer: $138k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Houston — 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 53/100 on livability (#824 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D-, crime F, amenities F.
• Houston R-I (rural): math 24% / reading 39% proficiency, ranked #266 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,378 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $199,691
• List price: $190,000
• Delta: -4.85%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,623
• Equity at exit: $28,330

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-33,173
• Equity at exit: $16,428

Cash invested: $53,200 (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 65483

• Home prices YoY: -8.5%
• Active inventory: 90
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-43

Break-even live

Break-even rent $1,438

Max offer price $182,380

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $11	+0% $-43	+5% $-97	+10% $-151
Rent	-10% $-152	-5% $-98	+0% $-43	+5% $12	+10% $66
Rate	-1.0pp $53	-0.5pp $5	base $-43	+0.5pp $-92	+1.0pp $-142

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $190,000 Active 64 DOM
2. 2026-06-18
   days on market $190,000 Active 62 DOM
3. 2026-06-17
   days on market $190,000 Active 61 DOM
4. 2026-06-16
   days on market $190,000 Active 60 DOM
5. 2026-06-15
   days on market $190,000 Active 59 DOM
6. 2026-06-13
   days on market $190,000 Active 57 DOM
7. 2026-06-12
   days on market $190,000 Active 56 DOM
8. 2026-06-09
   days on market $190,000 Active 53 DOM
9. 2026-06-08
   days on market $190,000 Active 52 DOM
10. 2026-06-07
    days on market $190,000 Active 51 DOM
11. 2026-06-07
    days on market $190,000 Active 50 DOM
12. 2026-06-04
    days on market $190,000 Active 47 DOM
13. 2026-06-02
    days on market $190,000 Active 46 DOM
14. 2026-06-01
    days on market $190,000 Active 45 DOM
15. 2026-05-31
    days on market $190,000 Active 44 DOM
16. 2026-05-18
    price $190,000 878-char remark

    Show marketing remark (878 chars)

    Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines—featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

17. 2026-05-15
    price $190,000 870-char remark

    Show marketing remark (870 chars)

    Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines--featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

18. 2026-04-18
    listed $215,000 Active 870-char remark

    Show marketing remark (878 chars)

    Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines—featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

19. 2026-04-18
    listed $215,000 Active 878-char remark

    Show marketing remark (878 chars)

    Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines—featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

20. 2026-04-04
    historical $215,000 878-char remark

    Show marketing remark (878 chars)

    Step inside to find a well-designed layout with generous living areas, perfect for both everyday living and entertaining. The kitchen provides ample space for cooking and gathering, while the bedrooms offer flexibility for family, guests, or a home office. Outside is where this property truly shines—featuring a fully stocked pond, ideal for relaxing afternoons, fishing, or simply enjoying the scenic surroundings. The 2.7-acre lot provides plenty of room to roam, garden, or create your own private retreat while enjoying the quiet beauty of the countryside. Priced at $215,000, this property delivers exceptional value with its size, acreage, and unique features. Whether you're looking for a full-time residence or a peaceful getaway, this home is ready to welcome you. Schedule your showing today and experience the charm and potential this property has to offer!

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$1,114/yr (+$93/mo · 152.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,605
• − Mortgage interest: −$10,643
• − Property taxes: −$729
• − Insurance: −$950
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$5,527
• Taxable loss: −$3,901
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $419/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: Houston R-I
• NCES district ID: 2914840
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $34,169
• Composite: 25.88/100
• National rank: #7344
• State rank: #266 of 324 in MO

Livability — Houston

• Score: 53/100
• State rank: #824
• US rank: #24484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,607

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Danish 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.78%
• Current HPI: 224.0504
• 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

-11.6% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $190,000 SOMO
• 2026-04-18 Listed $215,000 SOMO
• 2026-04-18 Listed $215,000 MARIS as Distributed by MLS Grid
• 2026-04-04 Coming Soon $215,000 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $729 · -0.9% YoY. Source: county tax records.