6310 Mount Vernon Dr · Saginaw, MO 64804

$1

3 bd · 2.0 ba · 2,002 sqft · SingleFamily · 41 Days on market

Built 1995 Fair condition 2.40 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Opportunity in South Joplin! Join us on May 30th for an exceptional real estate auction. Nestled on 2.4 sprawling acres with mature trees and a serene, park-like setting, this 2,002 sq. ft. home offers the perfect blend of space and comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the interior boasts a cozy brick fireplace as a centerpiece and a master suite complete with a massive walk-in closet. Practicality meets charm with an attached one-car garage and breathtaking views from every window. Auction begins at 10:00 AM; Real Estate sells at 12:00 PM Noon. 2025 taxes were $1143.97, and the 2026 taxes to be prorated at closing.

Key facts

• Master suite
• Cozy brick fireplace
• Park-like setting

Tags

• 2.4 SPRAWLING ACRES
• MATURE TREES
• PARK-LIKE SETTING
• COZY BRICK FIREPLACE
• MASTER SUITE
• MASSIVE WALK-IN CLOSET

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $236,839 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

Location & tenants

• Location reads 61/100 on livability (#457 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime D-.
• Diamond R-IV (rural): math 27% / reading 39% proficiency, ranked #234 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 355258.7% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.06%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $236,839
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.17×
• Total profit: $-54,861
• Equity at exit: $35,313

10-year hold

• IRR: -8.3%
• Equity multiple: 0.37×
• Total profit: $-41,713
• Equity at exit: $20,478

Cash invested: $66,315 (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 64804

• Rents YoY: 15.7%
• Active inventory: 353

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$1,242
• Tax est. 1.5%: −$296 /mo · $3,553/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-390

Break-even live

Break-even rent $2,072

Max offer price $180,389

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-308	+0% $-390	+5% $-472	+10% $-554
Rent	-10% $-515	-5% $-452	+0% $-390	+5% $-328	+10% $-265
Rate	-1.0pp $-271	-0.5pp $-330	base $-390	+0.5pp $-451	+1.0pp $-514

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: $59,210
• Closing costs: $7,105
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $1 Pending 41 DOM
2. 2026-05-31
   days on market $1 Active 40 DOM
3. 2026-05-30
   days on market $1 Active 39 DOM
4. 2026-04-21
   listed $1 Active 652-char remark

   Show marketing remark (652 chars)

   Rare Opportunity in South Joplin! Join us on May 30th for an exceptional real estate auction. Nestled on 2.4 sprawling acres with mature trees and a serene, park-like setting, this 2,002 sq. ft. home offers the perfect blend of space and comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the interior boasts a cozy brick fireplace as a centerpiece and a master suite complete with a massive walk-in closet. Practicality meets charm with an attached one-car garage and breathtaking views from every window. Auction begins at 10:00 AM; Real Estate sells at 12:00 PM Noon. 2025 taxes were $1143.97, and the 2026 taxes to be prorated at closing.

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

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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,936
• − Mortgage interest: −$13,267
• − Property taxes: −$3,553
• − Insurance: −$1,184
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$6,890
• Taxable loss: −$8,987
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $-2,524/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 · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathrooms, as well as some landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor landscaping — some overgrown vegetation

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
landscaping · some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑

ⓘ 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: Diamond R-IV
• NCES district ID: 2910800
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $49,507
• Composite: 28.6/100
• National rank: #6715
• State rank: #234 of 324 in MO

Livability — Saginaw

• Score: 61/100
• State rank: #457
• US rank: #18419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 37,016 people
• Metro: Joplin, MO
• Population (ZIP): 37,016
• Household income: $62,574
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1082.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 9% Hispanic / Latino 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.80%
• Current HPI: 279.4471
• Rent YoY: ▲ 15.66%
• Metro: Joplin, MO
• 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