10543 County Road 375 Rd · Country Club, MO 64505

$249,000

4 bd · 3.0 ba · 3,348 sqft · MultiFamily · 38 Days on market

Built 2000 Fair condition 0.68 ac lot $74/sqft · 45% below area Est $455k · 45% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor opportunity just outside the city! Located at 10543 County Road 375 #48 in Saint Joseph, MO, this property offers a great chance to add value with the right vision and updates. Situated in a more rural setting, you’ll enjoy extra space and privacy while still being a short drive to town. This fixer-upper is ideal for investors, flippers, or buyers looking to build sweat equity. With solid potential and room to make it your own, this property is ready for renovation and improvement.

Key facts

• Ready for renovation
• Rural setting
• Short drive to town

Tags

• RURAL SETTING
• SHORT DRIVE TO TOWN
• FIXER-UPPER
• READY FOR RENOVATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $249k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#163 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Savannah R-III (rural): math 43% / reading 46% proficiency, ranked #95 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; 4 units permitted in Andrew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Andrew County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $455,002
• List price: $249,000
• Delta: -45.27%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-19,087
• Equity at exit: $37,127

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $10,867
• Equity at exit: $21,529

Cash invested: $69,720 (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 64505

• Active inventory: 126
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $333

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,600
Total (2 units)			$2,600

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-18
   price $249,000 501-char remark

   Show marketing remark (501 chars)

   Investor opportunity just outside the city! Located at 10543 County Road 375 #48 in Saint Joseph, MO, this property offers a great chance to add value with the right vision and updates. Situated in a more rural setting, you’ll enjoy extra space and privacy while still being a short drive to town. This fixer-upper is ideal for investors, flippers, or buyers looking to build sweat equity. With solid potential and room to make it your own, this property is ready for renovation and improvement.

2. 2026-05-07
   price $259,000 501-char remark

   Show marketing remark (501 chars)

   Investor opportunity just outside the city! Located at 10543 County Road 375 #48 in Saint Joseph, MO, this property offers a great chance to add value with the right vision and updates. Situated in a more rural setting, you’ll enjoy extra space and privacy while still being a short drive to town. This fixer-upper is ideal for investors, flippers, or buyers looking to build sweat equity. With solid potential and room to make it your own, this property is ready for renovation and improvement.

3. 2026-04-29
   price $264,000 501-char remark

   Show marketing remark (501 chars)

   Investor opportunity just outside the city! Located at 10543 County Road 375 #48 in Saint Joseph, MO, this property offers a great chance to add value with the right vision and updates. Situated in a more rural setting, you’ll enjoy extra space and privacy while still being a short drive to town. This fixer-upper is ideal for investors, flippers, or buyers looking to build sweat equity. With solid potential and room to make it your own, this property is ready for renovation and improvement.

4. 2026-04-14
   listed $269,000 Active 501-char remark

   Show marketing remark (501 chars)

   Investor opportunity just outside the city! Located at 10543 County Road 375 #48 in Saint Joseph, MO, this property offers a great chance to add value with the right vision and updates. Situated in a more rural setting, you’ll enjoy extra space and privacy while still being a short drive to town. This fixer-upper is ideal for investors, flippers, or buyers looking to build sweat equity. With solid potential and room to make it your own, this property is ready for renovation and improvement.

5. 2023-11-20
   soldstatus Closed 553-char remark

   Show marketing remark (553 chars)

   Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

6. 2023-10-12
   status Pending 553-char remark

   Show marketing remark (553 chars)

   Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

7. 2023-10-02
   price $220,000 553-char remark

   Show marketing remark (553 chars)

   Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

8. 2023-09-30
   status Active 553-char remark

   Show marketing remark (553 chars)

   Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

9. 2023-09-22
   status Pending 553-char remark

   Show marketing remark (553 chars)

   Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

10. 2023-09-13
    price $239,000 553-char remark

    Show marketing remark (553 chars)

    Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

11. 2023-08-20
    listed $249,900 Active 553-char remark

    Show marketing remark (553 chars)

    Large lot on the out skirts of town with lots of shade trees. This home has 2 kitchens, 2 laundry rooms, 2 family rooms and the bathroom in the basement has a zero entry shower and a non-conforming bedroom with nice walk in shower. It would make a great in-law suite! Family room upstairs has a gas fireplace and family-room in basement has gas plumed for gas fireplace. House has a fresh coat of paint and is ready for new owner. Home is a modular home documentation should be on inside of cabinet. Yard shed does not stay! Refrigerator is negotiable.

12. 2020-12-09
    soldstatus Closed
13. 2020-11-17
    status Pending
14. 2020-11-13
    price $169,900
15. 2020-11-02
    listed $175,000 Active
16. 2017-02-06
    soldstatus
17. 2016-04-29
    listed $28,908
18. 2015-05-22
    soldstatus
19. 2015-02-03
    listed $47,900

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

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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$7,244
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $3,990/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 multi-family property requires moderate renovations to improve its condition and increase its value. Exterior siding and interior walls need significant attention, along with new kitchen appliances.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Worn paint and potential structural issues
• Major kitchen appliances — Old and outdated

Value-add opportunities

• Both exterior siding replacement — Enhances curb appeal and value
• Both interior paint job — Improves aesthetics and value
• Both new kitchen appliances — Modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Worn paint and potential structural issues	Major	$15,000–50,000
kitchen appliances · Old and outdated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior siding replacement — Enhances curb appeal and value ↑
• Both interior paint job — Improves aesthetics and value ↑
• Both new kitchen appliances — Modernizes the space and increases 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: Savannah R-III
• NCES district ID: 2927570
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $52,000
• Composite: 38.41/100
• National rank: #4204
• State rank: #95 of 324 in MO

Livability — Country Club

• Score: 69/100
• State rank: #163
• US rank: #8889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,875
• Population (ZIP): 13,875

Population outlook (Andrew County) Hauer SSP2

• Today (2025): 17,463 people
• By 2030: 17,412 · -0.3%
• By 2040: 17,051 · -2.4%
• By 2050: 16,359 · -6.3%
• By 2075: 14,483 · -17.1%
• By 2100: 11,788 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 1%

Political lean MEDSL · Andrew

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.2% · Other 1.3%
• 2008→2024 swing: -29.7pp toward R · 2008: -22.0pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.3 2016: R+50.5 2012: R+33.8 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.45%
• Current HPI: 207.1403
• 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

+419.8% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $249,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $259,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $264,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Listed $269,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-10-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-02 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-09-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-13 Price Changed $239,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-20 Listed $249,900 Heartland MLS as Distributed by MLS Grid
• 2020-12-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-11-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-11-13 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2020-11-02 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2017-02-06 Sold (MLS) — SOMO
• 2016-04-29 Listed $28,908 SOMO
• 2015-05-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-02-03 Listed $47,900 Heartland MLS as Distributed by MLS Grid