16232 Martin Dr · Eminence, MO 65466

$79,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily · 53 Days on market

Built 1930 Fair condition $73/sqft · 46% below area Est $148k · 46% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• Appreciation +8.1/10.0
• 1% rule +6.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

The ''Diamond in the Ozarks'' - Your Eminence Escape Awaits! Whether you're looking for a weekend river basecamp or a full-time project with major soul, this two-bedroom bungalow is ready for its next chapter. Situated in the heart of Eminence, MO, this home has all the ''bones'' of a classic Ozark retreat--it just needs a visionary with a paintbrush and a plan to bring it back to life. The LayoutTwo Bedrooms: Cozy and functional, featuring non-conforming layouts that add a unique, vintage character to the home. Living & Dining: Separate living and dining rooms provide a traditional flow, perfect for creating a distinct ''homey'' feel once you add your personal touch. Climate Ready: Stay cool after a long day on the Jack's Fork with Central AC, and stay warm through the winter with efficient propane heat. Outdoor LivingThe Patio: This is the heart of the property. There's a fantastic back patio just begging for a grill, some string lights, and a few Adirondack chairs. It's the ultimate spot for post-river BBQs. Convenience: A one-car carport keeps your vehicle out of the elements or provides extra dry storage for your kayaks and gear. The LocationYou are minutes away from some of the best natural springs and river floating in the country. This isn't just a house; it's an entry point into the Eminence lifestyle--horses, hiking, and crystal-clear water. THE FINE PRINT: Yes, she needs some love. This is a fixer-upper being sold as-is, making it the perfect opportunity for a flipper, a DIY enthusiast, or someone looking for an affordable way to own a piece of Shannon County. Bring your tools, bring your vision, and make this bungalow shine again! $79,900

Key facts

• Central ac
• One car carport
• Propane heat

Tags

• TWO BEDROOM BUNGALOW
• CENTRAL AC
• PROPANE HEAT
• BACK PATIO
• ONE CAR CARPORT
• MINUTES FROM NATURAL SPRINGS

Property features AI

Finance

• Other: No pool
• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric: single phase, 220 volts; Propane
• Home design: Single-family residence; Attached property; One level
• Construction: Vinyl siding; Metal roof
• Exterior features: Corner lot; Lot features listed as 'Other'

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Free-standing gas oven; Central air
• Laundry & utility: Propane heating/utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#515 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Eminence R-I (rural): math 35% / reading 50% proficiency, ranked #267 of 535 in MO (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eminence Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 135 students, 0% FRL); Eminence High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 138 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.3% local appreciation)).
• Shannon County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $147,773
• List price: $79,900
• Delta: -45.93%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18106 Main St	0.23mi	3/1.0 (+1)	1,089 (-1%)	13mo	$165,000	$152	72
16161 College Street St	0.13mi	2/1.0	988 (-10%)	8mo	$139,900	$142	71

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

Projected returns pro-forma

6.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.66×
• Total profit: $37,103
• Equity at exit: $51,629

10-year hold

• IRR: 23.2%
• Equity multiple: 5.42×
• Total profit: $98,889
• Equity at exit: $94,860

Cash invested: $22,372 (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 65466

• Home prices YoY: 3.8%
• Active inventory: 34
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $199

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $255	-5% $227	+0% $199	+5% $172	+10% $144
Rent	-10% $124	-5% $162	+0% $199	+5% $237	+10% $275
Rate	-1.0pp $240	-0.5pp $220	base $199	+0.5pp $179	+1.0pp $158

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,900 Active 53 DOM
2. 2026-06-18
   days on market $79,900 Active 51 DOM
3. 2026-06-17
   days on market $79,900 Active 50 DOM
4. 2026-06-16
   days on market $79,900 Active 49 DOM
5. 2026-06-15
   days on market $79,900 Active 48 DOM
6. 2026-06-13
   days on market $79,900 Active 46 DOM
7. 2026-06-12
   days on market $79,900 Active 45 DOM
8. 2026-06-09
   days on market $79,900 Active 42 DOM
9. 2026-06-08
   days on market $79,900 Active 41 DOM
10. 2026-06-07
    days on market $79,900 Active 40 DOM
11. 2026-06-07
    days on market $79,900 Active 39 DOM
12. 2026-06-04
    days on market $79,900 Active 36 DOM
13. 2026-06-02
    days on market $79,900 Active 35 DOM
14. 2026-06-01
    days on market $79,900 Active 34 DOM
15. 2026-05-31
    days on market $79,900 Active 33 DOM
16. 2026-04-28
    listed $79,900 Active 1677-char remark
17. 2026-04-01
    listed $79,900 Active 1684-char remark

    Show marketing remark (1684 chars)

    The ''Diamond in the Ozarks'' - Your Eminence Escape Awaits! Whether you're looking for a weekend river basecamp or a full-time project with major soul, this two-bedroom bungalow is ready for its next chapter. Situated in the heart of Eminence, MO, this home has all the ''bones'' of a classic Ozark retreat--it just needs a visionary with a paintbrush and a plan to bring it back to life. The LayoutTwo Bedrooms: Cozy and functional, featuring non-conforming layouts that add a unique, vintage character to the home. Living & Dining: Separate living and dining rooms provide a traditional flow, perfect for creating a distinct ''homey'' feel once you add your personal touch. Climate Ready: Stay cool after a long day on the Jack's Fork with Central AC, and stay warm through the winter with efficient propane heat. Outdoor LivingThe Patio: This is the heart of the property. There's a fantastic back patio just begging for a grill, some string lights, and a few Adirondack chairs. It's the ultimate spot for post-river BBQs. Convenience: A one-car carport keeps your vehicle out of the elements or provides extra dry storage for your kayaks and gear. The LocationYou are minutes away from some of the best natural springs and river floating in the country. This isn't just a house; it's an entry point into the Eminence lifestyle--horses, hiking, and crystal-clear water. THE FINE PRINT: Yes, she needs some love. This is a fixer-upper being sold as-is, making it the perfect opportunity for a flipper, a DIY enthusiast, or someone looking for an affordable way to own a piece of Shannon County. Bring your tools, bring your vision, and make this bungalow shine again! $79,900

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

Taxation est. · year 1

• Rental income: $11,417
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,324
• Taxable income: $1,192
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,107/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 · 12 photos

Fair 45/100 Moderate rehab

This two-bedroom bungalow requires moderate renovations to bring it up to modern standards, with a focus on the kitchen and bathroom. Once updated, it has the potential to significantly increase its value and appeal.

Repairs flagged

• Major Kitchen appliances — Old and outdated, need replacement
• Major Bathroom renovation — Outdated and small, needs a full renovation
• Moderate Exterior siding — Weathered and discolored, needs repainting or replacement
• Major Flooring — Old and worn, needs replacement
• Moderate Paint — Chipped and worn in some areas, needs touch-up or repainting
• Minor Windows — Functional but may need cleaning or replacement

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal and value
• Resale Bathroom renovation — A larger, more modern bathroom can greatly enhance the home's appeal and value
• Both Exterior painting and landscaping — Fresh paint and landscaping can improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and outdated, need replacement	Major	$15,000–50,000
Bathroom renovation · Outdated and small, needs a full renovation	Major	$15,000–50,000
Exterior siding · Weathered and discolored, needs repainting or replacement	Moderate	$3,000–15,000
Flooring · Old and worn, needs replacement	Major	$15,000–50,000
Paint · Chipped and worn in some areas, needs touch-up or repainting	Moderate	$3,000–15,000
Windows · Functional but may need cleaning or replacement	Minor	$500–3,000
Total estimated repair cost · 6 items		$51,500–183,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal and value ↑
• Resale Bathroom renovation — A larger, more modern bathroom can greatly enhance the home's appeal and value ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping can improve curb appeal and increase both resale and rental 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: Eminence R-I
• NCES district ID: 2911450
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $37,130
• Composite: 37.63/100
• National rank: #8812
• State rank: #267 of 535 in MO

Livability — Eminence

• Score: 59/100
• State rank: #515
• US rank: #19605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eminence, MO
• Population (ZIP): 1,413

Population outlook (Shannon County) Hauer SSP2

• Today (2025): 7,703 people
• By 2030: 7,355 · -4.5%
• By 2040: 6,637 · -13.8%
• By 2050: 5,898 · -23.4%
• By 2075: 4,407 · -42.8%
• By 2100: 3,037 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9%
• Common ancestry: Lithuanian 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Shannon

• 2024 margin: Solid R (+68.3) · D 15.6% · R 83.8%
• 2008→2024 swing: -56.9pp toward R · 2008: -11.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.0 2016: R+56.1 2012: R+26.0 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.28%
• Current HPI: 171.548
• 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

• 2026-04-28 Listed $79,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $79,900 SOMO