21004 N Blazingstar Ct · Unionville, MO 63565

$87,500

1 bd · 1.0 ba · 532 sqft · Manufactured public records · 5 Days on market

Built 2009

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.9/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This lot sits on approximately . 56 acres on a cul-de-sac in a private lake community. It is 2nd tier lot with direct water access through the restricted commons area for easy access for kaiaking, swimming, fishing, boating, jet skiing and much more. Plus It has beautiful lake views all year long. The lot has 2 spots for campers, a 30 and 50 amp hook up, water and sewer. On the main camp spot resides a 2018 Image by Grand Design camper on a cement patio. A few feet away you have a fire pit spot. And if you want family or friends down for the weekend, there is an additional white- rocked camp spot at the top of the lot with it & rsquo; s own fire-pit and parking spot or you can just use

Key facts

• Fire pit spot
• Beautiful lake views
• Direct water access

Tags

• PRIVATE LAKE COMMUNITY
• DIRECT WATER ACCESS
• BEAUTIFUL LAKE VIEWS
• 30 AND 50 AMP HOOK UP
• FIRE PIT SPOT
• WHITE ROCKED CAMP SPOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $76k (12.6% below list).
• Recommended offer: $76k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#361 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Putnam County R-I (rural): math 43% / reading 48% proficiency, ranked #100 of 324 in MO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($605 loan paydown + $2k appreciation (2.5% local appreciation)).
• Putnam County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $76,463 (12.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.56×
• Total profit: $13,819
• Equity at exit: $36,852

10-year hold

• IRR: 12.8%
• Equity multiple: 2.80×
• Total profit: $44,184
• Equity at exit: $54,928

Cash invested: $24,500 (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 63565

• Home prices YoY: 1.4%
• Active inventory: 102
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $89

Break-even live

Break-even rent $652

Max offer price $87,500

Occupancy floor 83%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $87,500 Active 5 DOM
2. 2026-06-17
   days on market $87,500 Active 4 DOM
3. 2026-06-16
   days on market $87,500 Active 3 DOM
4. 2026-06-15
   days on market $87,500 Active 2 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   days on marketlisting id $87,500 Active 1 DOM
7. 2026-06-12
   days on market $87,500 Active 21 DOM
8. 2026-06-09
   days on market $87,500 Active 18 DOM
9. 2026-06-08
   days on market $87,500 Active 17 DOM
10. 2026-06-07
    days on market $87,500 Active 16 DOM
11. 2026-06-07
    days on market $87,500 Active 15 DOM
12. 2026-06-04
    days on market $87,500 Active 12 DOM
13. 2026-06-02
    days on market $87,500 Active 11 DOM
14. 2026-06-01
    days on market $87,500 Active 10 DOM
15. 2026-05-31
    days on market $87,500 Active 9 DOM
16. 2026-05-23
    listed $87,500 Active
17. 2006-07-19
    soldstatus

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$611/yr (+$51/mo · 256.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,176
• − Mortgage interest: −$4,901
• − Property taxes: −$238
• − Insurance: −$438
• − Repairs & maintenance: −$734
• − Management: −$734
• − Depreciation: −$2,545
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,167/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: Putnam County R-I
• NCES district ID: 2925640
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $37,212
• Composite: 37.82/100
• National rank: #4334
• State rank: #100 of 324 in MO

Livability — Unionville

• Score: 63/100
• State rank: #361
• US rank: #15905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,975

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 4,530 people
• By 2030: 4,318 · -4.7%
• By 2040: 3,922 · -13.4%
• By 2050: 3,563 · -21.3%
• By 2075: 2,855 · -37.0%
• By 2100: 2,162 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Portuguese 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+70.3) · D 14.6% · R 84.9%
• 2008→2024 swing: -32.0pp toward R · 2008: -38.3pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+68.7 2016: R+67.6 2012: R+47.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 183.3099
• 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

2 events — show timeline

• 2026-05-23 Listed $87,500 FSBO.com
• 2006-07-19 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $238 · -6.5% YoY. Source: county tax records.