5 Frisco Ln · Viburnum, MO 65566

$74,995

3 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 182 Days on market

Built 1920 1.12 ac lot $66/sqft · 42% below area Est $130k · 42% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +7.2/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here it is, listed at $74,995...a project sold as is that will not qualify for a government back loan. Investors delight. Lots to work with here. It's a small two story house that includes a basement. Right in the middle of town and across the street from the local high school. Some great hardwood floors and great bones to work with. Viburnum is a community sitting in the middle of the Mark Twain National Forest with Dillard Mill State Park just 5 miles away. Council Bluff Lake with about 500 acres of great Pristine Ozark waters with great camping, manmade beach and great fishing. Less than an hour to Elephant Rocks and Johnson Shut Ins State Parks. Missouri is known for its great whitetail deer population, Wild Turkeys, even Elk about an hour south and Eagles have become common place in the Ozark Foothills. What are you waiting for. Get your tools, your ambitions, your creative hat and buy this and make it special.

Key facts

• Council bluff lake
• Basement
• Manmade beach

Tags

• HARDWOOD FLOORS
• TWO STORY HOUSE
• BASEMENT
• DILLARD MILL STATE PARK
• COUNCIL BLUFF LAKE
• MANMADE BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#752 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Iron County C-4 (rural): math 36% / reading 46% proficiency, ranked #299 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.5% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.31% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $129,865
• List price: $74,995
• Delta: -42.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Spruce St	0.35mi	3/1.0	1,188 (+5%)	2mo	$154,995	$130	73
20 Maple St	0.41mi	3/1.0	1,100 (-3%)	13mo	$119,000	$108	66
3 Maple St	0.43mi	3/1.5	1,160 (+3%)	15mo	$117,500	$101	61
22 St Joseph St	0.40mi	3/1.5	1,244 (+10%)	7mo	$144,500	$116	57
35 Walnut	0.48mi	3/2.0	1,200 (+6%)	20mo	$144,995	$121	46
50 Walnut St	0.63mi	3/2.0	1,228 (+9%)	10mo	$169,900	$138	44
35 Spruce St	0.52mi	3/1.0	1,229 (+9%)	20mo	$125,000	$102	44
64 Walnut St	0.72mi	4/1.0 (+1)	1,050 (-7%)	22mo	$129,995	$124	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.68×
• Total profit: $35,179
• Equity at exit: $40,083

10-year hold

• IRR: 26.8%
• Equity multiple: 5.29×
• Total profit: $90,008
• Equity at exit: $67,258

Cash invested: $20,999 (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 65566

• Home prices YoY: 2.7%
• Active inventory: 8
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $317

Break-even live

Break-even rent $579

Max offer price $74,995

Occupancy floor 63%

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: $18,749
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   days on market $74,995 Active 182 DOM
2. 2026-06-12
   days on market $74,995 Active 181 DOM
3. 2026-06-09
   days on market $74,995 Active 178 DOM
4. 2026-06-08
   days on market $74,995 Active 177 DOM
5. 2026-06-07
   days on market $74,995 Active 176 DOM
6. 2026-06-07
   days on market $74,995 Active 175 DOM
7. 2026-06-04
   days on market $74,995 Active 172 DOM
8. 2026-06-02
   days on market $74,995 Active 171 DOM
9. 2026-06-01
   days on market $74,995 Active 170 DOM
10. 2026-05-31
    days on market $74,995 Active 169 DOM
11. 2025-12-13
    listed $74,995 Active 929-char remark

    Show marketing remark (929 chars)

    Here it is, listed at $74,995...a project sold as is that will not qualify for a government back loan. Investors delight. Lots to work with here. It's a small two story house that includes a basement. Right in the middle of town and across the street from the local high school. Some great hardwood floors and great bones to work with. Viburnum is a community sitting in the middle of the Mark Twain National Forest with Dillard Mill State Park just 5 miles away. Council Bluff Lake with about 500 acres of great Pristine Ozark waters with great camping, manmade beach and great fishing. Less than an hour to Elephant Rocks and Johnson Shut Ins State Parks. Missouri is known for its great whitetail deer population, Wild Turkeys, even Elk about an hour south and Eagles have become common place in the Ozark Foothills. What are you waiting for. Get your tools, your ambitions, your creative hat and buy this and make it special.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$331/yr (+$28/mo · 83.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,765
• − Mortgage interest: −$4,201
• − Property taxes: −$396
• − Insurance: −$375
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,182
• Taxable income: $2,729
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,149/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: Iron County C-4
• NCES district ID: 2915510
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,736
• Composite: 36.71/100
• National rank: #9210
• State rank: #299 of 535 in MO

Livability — Viburnum

• Score: 55/100
• State rank: #752
• US rank: #23441

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: Viburnum, MO
• Population (ZIP): 888

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 2%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.47%
• Current HPI: 169.4431
• 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

• 2025-12-13 Listed $74,995 MARIS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $396 · +11.3% YoY. Source: county tax records.