1532 E Buck Hollow Dr · Iron Mountain Lake, MO 63650

$35,000

1 bd · 1.0 ba · 440 sqft · Other public records · 93 Days on market

Built 2005 10,454 sqft lot $80/sqft · 11% above area Est $32k · 11% over $42/mo HOA · 5% of rent

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Therapist said “find peace”… so here it is. Welcome to your fully furnished lakefront cabin retreat on a rare double lot—the perfect escape for a personal getaway, second home, or short-term rental investment. This cabin is ready for someone to complete it—just bring your overnight bag and fishing poles and start enjoying lake life from day one. Tucked into a private, wooded setting, this cozy cabin offers beautiful water views, peaceful mornings on the porch, and direct access to a quiet lake where you can fish, kayak, and unwind. A rare bonus—your own natural spring on the property, adding to the serene, one-of-a-kind atmosphere buyers are searching for. Inside, you’ll find a comfortable layout ready for your personal touch. While the cabin could use some updates and TLC, it’s the perfect opportunity to create your dream getaway or maximize value as a short-term rental investment. Outside is where the lifestyle really shines—spend your days fishing, exploring, or cruising the property in your included side-by-side (yes, it stays!)… because walking is overrated Located not too far from town, but just far enough to feel like a true escape, this property offers the perfect balance of convenience and privacy. Disconnect from the noise and reconnect with what matters most—right here on the lake. Be honest… how fast are you packing your bags?

Key facts

• 0.24 acre lot
• Built 2005
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#966 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Bismarck R-V (rural): math 18% / reading 31% proficiency, ranked #292 of 324 in MO (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $3k appreciation (9.6% local appreciation)).
• At projected returns (9.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 2.22% ✓
• Cap rate: 18.61%
• Cash-on-cash: 43.99%
• DSCR: 2.96
• GRM: 3.7

CMA / ARV

• ARV (median comp): $31,568
• List price: $35,000
• Delta: 10.87%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.1%
• Equity multiple: 5.19×
• Total profit: $41,056
• Equity at exit: $30,564

10-year hold

• IRR: 51.9%
• Equity multiple: 11.48×
• Total profit: $102,724
• Equity at exit: $64,911

Cash invested: $9,800 (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 63650

• Home prices YoY: 4.6%
• Active inventory: 31
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$15
• HOA: −$42
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $359

Break-even live

Break-even rent $324

Max offer price $35,000

Occupancy floor 49%

Sensitivity live

Price	-10% $379	-5% $369	+0% $359	+5% $349	+10% $339
Rent	-10% $298	-5% $329	+0% $359	+5% $390	+10% $421
Rate	-1.0pp $377	-0.5pp $368	base $359	+0.5pp $350	+1.0pp $341

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-21
   days on market $35,000 Active 93 DOM
2. 2026-06-18
   days on market $35,000 Active 91 DOM
3. 2026-06-17
   days on market $35,000 Active 90 DOM
4. 2026-06-16
   days on market $35,000 Active 89 DOM
5. 2026-06-15
   days on market $35,000 Active 88 DOM
6. 2026-06-13
   days on market $35,000 Active 86 DOM
7. 2026-06-12
   days on market $35,000 Active 85 DOM
8. 2026-06-09
   days on market $35,000 Active 82 DOM
9. 2026-06-08
   days on market $35,000 Active 81 DOM
10. 2026-06-07
    days on market $35,000 Active 80 DOM
11. 2026-06-05
    days on market $35,000 Active 78 DOM
12. 2026-06-04
    days on market $35,000 Active 76 DOM
13. 2026-06-02
    days on market $35,000 Active 75 DOM
14. 2026-06-01
    days on market $35,000 Active 74 DOM
15. 2026-05-31
    days on market $35,000 Active 73 DOM
16. 2026-03-20
    listed $35,000 Active 1443-char remark

    Show marketing remark (1443 chars)

    Therapist said “find peace”… so here it is. Welcome to your fully furnished lakefront cabin retreat on a rare double lot—the perfect escape for a personal getaway, second home, or short-term rental investment. This cabin is ready for someone to complete it—just bring your overnight bag and fishing poles and start enjoying lake life from day one. Tucked into a private, wooded setting, this cozy cabin offers beautiful water views, peaceful mornings on the porch, and direct access to a quiet lake where you can fish, kayak, and unwind. A rare bonus—your own natural spring on the property, adding to the serene, one-of-a-kind atmosphere buyers are searching for. Inside, you’ll find a comfortable layout ready for your personal touch. While the cabin could use some updates and TLC, it’s the perfect opportunity to create your dream getaway or maximize value as a short-term rental investment. Outside is where the lifestyle really shines—spend your days fishing, exploring, or cruising the property in your included side-by-side (yes, it stays!)… because walking is overrated Located not too far from town, but just far enough to feel like a true escape, this property offers the perfect balance of convenience and privacy. Disconnect from the noise and reconnect with what matters most—right here on the lake. Be honest… how fast are you packing your bags?

17. 2026-03-19
    historical $35,000 1443-char remark

    Show marketing remark (1443 chars)

    Therapist said “find peace”… so here it is. Welcome to your fully furnished lakefront cabin retreat on a rare double lot—the perfect escape for a personal getaway, second home, or short-term rental investment. This cabin is ready for someone to complete it—just bring your overnight bag and fishing poles and start enjoying lake life from day one. Tucked into a private, wooded setting, this cozy cabin offers beautiful water views, peaceful mornings on the porch, and direct access to a quiet lake where you can fish, kayak, and unwind. A rare bonus—your own natural spring on the property, adding to the serene, one-of-a-kind atmosphere buyers are searching for. Inside, you’ll find a comfortable layout ready for your personal touch. While the cabin could use some updates and TLC, it’s the perfect opportunity to create your dream getaway or maximize value as a short-term rental investment. Outside is where the lifestyle really shines—spend your days fishing, exploring, or cruising the property in your included side-by-side (yes, it stays!)… because walking is overrated Located not too far from town, but just far enough to feel like a true escape, this property offers the perfect balance of convenience and privacy. Disconnect from the noise and reconnect with what matters most—right here on the lake. Be honest… how fast are you packing your bags?

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$151/yr (+$13/mo · 80.4%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,343
• − Mortgage interest: −$1,961
• − Property taxes: −$188
• − Insurance: −$175
• − Repairs & maintenance: −$747
• − Management: −$747
• − HOA: −$504
• − Depreciation: −$1,018
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,351/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: Bismarck R-V
• NCES district ID: 2905130
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $37,135
• Composite: 20.36/100
• National rank: #8602
• State rank: #292 of 324 in MO

Livability — Iron Mountain Lake

• Score: 44/100
• State rank: #966
• US rank: #26705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,688

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.62%
• Current HPI: 219.3664
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $35,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $35,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $188 · +12.6% YoY. Source: county tax records.