505 Sycamore St · Van Buren, MO 63965

$189,000

3 bd · 1.5 ba · 3,106 sqft · SingleFamily · 115 Days on market

Built 1945 10,454 sqft lot $61/sqft · 52% below area ↓ 12% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Welcome to 505 Sycamore! Situated on a desirable corner lot, this 1945-built home offers 1,553 square feet of main-level living space plus a full 1,553 square foot unfinished basement — providing incredible space, storage, and opportunity. The main floor features three bedrooms, including two with carpet and one with hardwood flooring. The bathroom includes a single vanity with single sink, tub/shower combination, ceramic tile walls, and linoleum flooring. The dining room showcases three large windows and beautiful hardwood flooring, filling the space with natural light. The living room features a gas log fireplace with blower, creating a warm and inviting focal point. Ceiling fans provide additional comfort throughout. The kitchen includes cabinets, electric stove, refrigerator, and dishwasher (no garbage disposal). A bright sunroom adds flexible living space perfect for relaxing or entertaining. The full unfinished basement spans the entire footprint of the home and includes an additional bathroom. With 1,553 square feet below grade, there is abundant storage and excellent potential for additional finished living space. Exterior features include vinyl siding, shingled roof, gutters, a covered front porch (concrete with carpet), front and side entry doors, exterior lighting, outside receptacles, and a six-foot privacy-fenced backyard. A back deck overlooks what appears to be a two-car carport located at the rear of the home. This home offers beautiful hardwood floors and solid space throughout. With a little TLC and cosmetic updates, this property presents an outstanding opportunity to create something truly special.

Key facts

• Unfinished basement
• Two-car carport
• Gas log fireplace

Tags

• CORNER LOT
• UNFINISHED BASEMENT
• GAS LOG FIREPLACE
• BRIGHT SUNROOM
• BACK DECK
• TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (36.2% below list).
• Recommended offer: $121k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 1.9% in Van Buren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#516 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: housing C-, health & safety C-, amenities F.
• Van Buren R-I (rural): math 37% / reading 42% proficiency, ranked #169 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Buren Elem. (math 47% / reading 42%, grade F, #413 of 1,115 statewide, top 42%, 291 students, 70% FRL); Van Buren High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 225 students, 57% FRL).
• Market conditions: 108 active listings in the ZIP; 2 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.5% local appreciation)).
• Carter County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 115 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,621 (36.2% below list)

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 115 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $396,158
• List price: $189,000
• Delta: -52.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.41×
• Total profit: $74,510
• Equity at exit: $163,941

10-year hold

• IRR: 16.6%
• Equity multiple: 5.45×
• Total profit: $235,703
• Equity at exit: $347,024

Cash invested: $52,920 (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 63965

• Home prices YoY: 6.2%
• Active inventory: 108
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-353

Break-even live

Break-even rent $1,653

Max offer price $137,887

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-288	+0% $-353	+5% $-419	+10% $-484
Rent	-10% $-449	-5% $-401	+0% $-353	+5% $-306	+10% $-258
Rate	-1.0pp $-258	-0.5pp $-305	base $-353	+0.5pp $-402	+1.0pp $-452

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $189,000 Active 115 DOM
2. 2026-06-21
   days on market $189,000 Active 114 DOM
3. 2026-06-18
   days on market $189,000 Active 112 DOM
4. 2026-06-17
   days on market $189,000 Active 111 DOM
5. 2026-06-16
   days on market $189,000 Active 110 DOM
6. 2026-06-15
   days on market $189,000 Active 109 DOM
7. 2026-06-13
   days on market $189,000 Active 107 DOM
8. 2026-06-12
   days on market $189,000 Active 106 DOM
9. 2026-06-09
   days on market $189,000 Active 103 DOM
10. 2026-06-08
    days on market $189,000 Active 102 DOM
11. 2026-06-07
    days on market $189,000 Active 101 DOM
12. 2026-06-07
    days on market $189,000 Active 100 DOM
13. 2026-06-04
    days on market $189,000 Active 97 DOM
14. 2026-06-02
    days on market $189,000 Active 96 DOM
15. 2026-06-01
    days on market $189,000 Active 95 DOM
16. 2026-05-31
    days on market $189,000 Active 94 DOM
17. 2026-05-17
    status Active 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to 505 Sycamore! Situated on a desirable corner lot, this 1945-built home offers 1,553 square feet of main-level living space plus a full 1,553 square foot unfinished basement — providing incredible space, storage, and opportunity. The main floor features three bedrooms, including two with carpet and one with hardwood flooring. The bathroom includes a single vanity with single sink, tub/shower combination, ceramic tile walls, and linoleum flooring. The dining room showcases three large windows and beautiful hardwood flooring, filling the space with natural light. The living room features a gas log fireplace with blower, creating a warm and inviting focal point. Ceiling fans provide additional comfort throughout. The kitchen includes cabinets, electric stove, refrigerator, and dishwasher (no garbage disposal). A bright sunroom adds flexible living space perfect for relaxing or entertaining. The full unfinished basement spans the entire footprint of the home and includes an additional bathroom. With 1,553 square feet below grade, there is abundant storage and excellent potential for additional finished living space. Exterior features include vinyl siding, shingled roof, gutters, a covered front porch (concrete with carpet), front and side entry doors, exterior lighting, outside receptacles, and a six-foot privacy-fenced backyard. A back deck overlooks what appears to be a two-car carport located at the rear of the home. This home offers beautiful hardwood floors and solid space throughout. With a little TLC and cosmetic updates, this property presents an outstanding opportunity to create something truly special.

18. 2026-05-05
    historical Active Under Contract 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to 505 Sycamore! Situated on a desirable corner lot, this 1945-built home offers 1,553 square feet of main-level living space plus a full 1,553 square foot unfinished basement — providing incredible space, storage, and opportunity. The main floor features three bedrooms, including two with carpet and one with hardwood flooring. The bathroom includes a single vanity with single sink, tub/shower combination, ceramic tile walls, and linoleum flooring. The dining room showcases three large windows and beautiful hardwood flooring, filling the space with natural light. The living room features a gas log fireplace with blower, creating a warm and inviting focal point. Ceiling fans provide additional comfort throughout. The kitchen includes cabinets, electric stove, refrigerator, and dishwasher (no garbage disposal). A bright sunroom adds flexible living space perfect for relaxing or entertaining. The full unfinished basement spans the entire footprint of the home and includes an additional bathroom. With 1,553 square feet below grade, there is abundant storage and excellent potential for additional finished living space. Exterior features include vinyl siding, shingled roof, gutters, a covered front porch (concrete with carpet), front and side entry doors, exterior lighting, outside receptacles, and a six-foot privacy-fenced backyard. A back deck overlooks what appears to be a two-car carport located at the rear of the home. This home offers beautiful hardwood floors and solid space throughout. With a little TLC and cosmetic updates, this property presents an outstanding opportunity to create something truly special.

19. 2026-02-26
    listed $189,000 Active 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to 505 Sycamore! Situated on a desirable corner lot, this 1945-built home offers 1,553 square feet of main-level living space plus a full 1,553 square foot unfinished basement — providing incredible space, storage, and opportunity. The main floor features three bedrooms, including two with carpet and one with hardwood flooring. The bathroom includes a single vanity with single sink, tub/shower combination, ceramic tile walls, and linoleum flooring. The dining room showcases three large windows and beautiful hardwood flooring, filling the space with natural light. The living room features a gas log fireplace with blower, creating a warm and inviting focal point. Ceiling fans provide additional comfort throughout. The kitchen includes cabinets, electric stove, refrigerator, and dishwasher (no garbage disposal). A bright sunroom adds flexible living space perfect for relaxing or entertaining. The full unfinished basement spans the entire footprint of the home and includes an additional bathroom. With 1,553 square feet below grade, there is abundant storage and excellent potential for additional finished living space. Exterior features include vinyl siding, shingled roof, gutters, a covered front porch (concrete with carpet), front and side entry doors, exterior lighting, outside receptacles, and a six-foot privacy-fenced backyard. A back deck overlooks what appears to be a two-car carport located at the rear of the home. This home offers beautiful hardwood floors and solid space throughout. With a little TLC and cosmetic updates, this property presents an outstanding opportunity to create something truly special.

20. 2025-06-21
    listed $214,900 Active

ⓘ 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: $14,475
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$5,498
• Taxable loss: −$7,707
• Est. tax savings @ 24.0%: +$1,850
• After-tax cash flow: $-2,389/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: Van Buren R-I
• NCES district ID: 2930750
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $36,880
• Composite: 32.81/100
• National rank: #5624
• State rank: #169 of 324 in MO

Livability — Van Buren

• Score: 59/100
• State rank: #516
• US rank: #19632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, MO
• Population (ZIP): 2,433

Population outlook (Carter County) Hauer SSP2

• Today (2025): 6,169 people
• By 2030: 6,050 · -1.9%
• By 2040: 5,824 · -5.6%
• By 2050: 5,583 · -9.5%
• By 2075: 4,900 · -20.6%
• By 2100: 4,002 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+74.2) · D 12.7% · R 86.9%
• 2008→2024 swing: -44.7pp toward R · 2008: -29.5pp · 2024: -74.2pp
• All cycles: 2024: R+74.2 2020: R+70.2 2016: R+66.4 2012: R+43.7 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 162.5634
• 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

-12.1% since first listed

4 events — show timeline

• 2026-05-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-05 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-26 Listed $189,000 MARIS as Distributed by MLS Grid
• 2025-06-21 Listed $214,900 SOMO