product

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2010 Hidden Valley Dr, Pleasant Hill, MO 64080 — $450,000 · 4bd · ~0.9% rule | OnePercent

2010 Hidden Valley Dr, Pleasant Hill, MO 64080

$450,000

Home·Pleasant Hill 64080·2010 Hidden Valley Dr, Pleasant Hill, MO 64080

Last confirmed 5 days ago

2010 Hidden Valley Dr, Pleasant Hill, MO 64080

4 bd · 3 ba · 3,662 sqft · built 1990 · Pleasant Hill · SINGLE_FAMILY·source listing ↗

$450,000

rent, three ways

OnePercent model (vv1)$3,890/mo

wide honest range — HUD/comp anchors · $1,800–$3,890

HUD Fair Market Rent · 64080 · 4BR$2,000/mo

Area comps median (last 90d)—

Area comps median (last 90d)

\u2014

FMR from HUD SAFMR FY2026. Never a naked estimate.

County

Cass

Flood risk indexRelatively Moderate FEMA NRI

Median household income$104,311

Median area rent$1,175/mo

Median home value$320,600

the verdict

0.86%⚠vs 1.0% target

Unverified — model rent disagrees with HUD/comps

financing: 20% down · — (FRED, live) · 30yr

$450,000

0.86% · unverified

Intrinsic value · income approach

$609,870

26% below intrinsic value

Value = net operating income ÷ market cap rate. Not investment advice.

Ten-year owner return

Equity multiple, per-year cash flow, and appreciation modeling are a Pro feature.