35 Civey Blvd · Viburnum, MO 65439

$24,499

3 bd · 1.0 ba · 1,645 sqft · SingleFamily public records · 47 Days on market

Built 1906 0.50 ac lot $15/sqft · 73% below area ↓ 40% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special in Bixby - Full of Potential!Don't miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you'll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area--perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine--schedule your showing today!

Key facts

• Large windows
• Ample cabinetry
• Spacious kitchen

Tags

• LARGE LEVEL LOT
• ORIGINAL HARDWOOD FLOORING
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• GENEROUS DINING AREA
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#752 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Iron County C-4 (rural): math 36% / reading 46% proficiency, ranked #299 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($169 loan paydown + $1k appreciation (4.4% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $16k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,764 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.57% ✓
• Cap rate: 42.32%
• Cash-on-cash: 128.66%
• DSCR: 6.72
• GRM: 1.8

CMA / ARV

• ARV (median comp): $91,051
• List price: $24,499
• Delta: -73.09%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.54×
• Total profit: $51,696
• Equity at exit: $13,035

10-year hold

• IRR: —
• Equity multiple: 17.94×
• Total profit: $116,197
• Equity at exit: $21,825

Cash invested: $6,860 (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 65439

• Home prices YoY: 2.7%
• Active inventory: 6
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $735

Break-even live

Break-even rent $189

Max offer price $24,499

Occupancy floor 29%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   days on market $24,499 Active 47 DOM
2. 2026-06-16
   days on market $24,499 Active 46 DOM
3. 2026-06-15
   days on market $24,499 Active 45 DOM
4. 2026-06-13
   days on market $24,499 Active 43 DOM
5. 2026-06-12
   days on market $24,499 Active 42 DOM
6. 2026-06-09
   days on market $24,499 Active 39 DOM
7. 2026-06-08
   days on market $24,499 Active 38 DOM
8. 2026-06-07
   days on market $24,499 Active 37 DOM
9. 2026-06-07
   days on market $24,499 Active 36 DOM
10. 2026-06-04
    days on market $24,499 Active 33 DOM
11. 2026-06-02
    days on market $24,499 Active 32 DOM
12. 2026-06-01
    days on market $24,499 Active 31 DOM
13. 2026-05-31
    days on market $24,499 Active 30 DOM
14. 2026-05-18
    status Active 774-char remark

    Show marketing remark (774 chars)

    Investor Special in Bixby - Full of Potential!Don't miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you'll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area--perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine--schedule your showing today!

15. 2026-05-05
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Investor Special in Bixby – Full of Potential! Don’t miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you’ll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area—perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine—schedule your showing today! Home is not livable in current condition

16. 2026-05-03
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Investor Special in Bixby - Full of Potential!Don't miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you'll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area--perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine--schedule your showing today!

17. 2026-04-24
    price $29,999 848-char remark

    Show marketing remark (848 chars)

    Investor Special in Bixby – Full of Potential! Don’t miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you’ll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area—perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine—schedule your showing today! Home is not livable in current condition

18. 2026-04-21
    price $29,999 774-char remark

    Show marketing remark (774 chars)

    Investor Special in Bixby - Full of Potential!Don't miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you'll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area--perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine--schedule your showing today!

19. 2026-04-16
    listed $39,999 Active 848-char remark

    Show marketing remark (848 chars)

    Investor Special in Bixby – Full of Potential! Don’t miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you’ll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area—perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine—schedule your showing today! Home is not livable in current condition

20. 2026-04-14
    listed $39,999 Active 774-char remark

    Show marketing remark (774 chars)

    Investor Special in Bixby - Full of Potential!Don't miss this 2-bedroom, 2-bath home situated on a large, level lot in Bixby. This diamond in the rough is ready for your vision and offers a great opportunity for investors or buyers looking for a project property. Inside, you'll find original hardwood flooring throughout much of the home, adding character and charm. The spacious kitchen features ample cabinetry and flows into a generous dining area--perfect for reimagining into a modern, open-concept space. Large windows throughout the home provide abundant natural light. Conveniently located just off Highway 32, this property offers easy access while still maintaining a quiet, small-town feel. Bring your ideas and make this home shine--schedule your showing today!

21. 2022-12-29
    soldstatus Closed
22. 2022-12-12
    status Pending
23. 2022-11-15
    listed $50,000 Active

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $238 · $20/mo
• Expected delta: +$108/yr (+$9/mo · 82.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,443
• − Mortgage interest: −$1,372
• − Property taxes: −$130
• − Insurance: −$122
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$713
• Taxable income: $8,954
• Est. tax owed @ 24.0%: −$2,149
• After-tax cash flow: $6,677/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: Iron County C-4
• NCES district ID: 2915510
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,736
• Composite: 36.71/100
• National rank: #9210
• State rank: #299 of 535 in MO

Livability — Viburnum

• Score: 55/100
• State rank: #752
• US rank: #23441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Two or more races 38%
• Common ancestry: German 21%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 170.0047
• 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

-40.0% since first listed

10 events — show timeline

• 2026-05-18 Relisted — SOMO
• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-03 Pending — SOMO
• 2026-04-24 Price Changed $29,999 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $29,999 SOMO
• 2026-04-16 Listed $39,999 MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $39,999 SOMO
• 2022-12-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-12-12 Pending — MARIS as Distributed by MLS Grid
• 2022-11-15 Listed $50,000 MARIS as Distributed by MLS Grid

Property tax history

-6.3%/yr

Latest (2025): $130 · -63.0% YoY. Source: county tax records.