33466 W 160th St · Vibbard, MO 64062

$130,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 5 Days on market

Built 1965 0.90 ac lot Est $173k · 25% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lawson, MO—a fantastic, tight-knit community known for its small town feel. Lawson Address and Excelsior Springs Schools. This 3-bedroom, 1-bathroom property is hitting the market for the very first time. As a one-owner home, it has great bones and a solid history, and is just waiting for its next owner to bring their vision and give it a little TLC. * BUYER'S AGENT TO VERIFY AND DEEM INFORMATION ACCURATE. * Offered at an unbeatable listing price, this is the absolute perfect opportunity for a first-time homebuyer looking to build sweat equity, or an investor wanting a solid project in a highly desirable town. Bring your creativity and transform this loved property into

Key facts

• 0.9 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Board & batten siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Covered patio; Acreage lot with level terrain and wooded areas; Public road maintenance

Interior

• Kitchen: Kitchen integrated with dining area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Other heating
• Interior features: Kitchen and dining combined (kit/dining combo); Crawl space basement
• Laundry & utility: Laundry located on the main level in the bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $119k (8.3% below list).
• Recommended offer: $119k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elkhorn Elementary (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 207 students, 47% FRL); Excelsior Springs Middle (math 21% / reading 33%, grade F, #306 of 391 statewide, top 80%, 576 students, 51% FRL); Excelsior Springs High (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 787 students, 37% FRL).
• Market conditions: 63 active listings in the ZIP; 56 units permitted in Ray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

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

Recommended offer $119,205 (8.3% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $172,692
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16204 W 162nd St	0.37mi	2/1.0 (-1)	1,141 (+7%)	4mo	$185,000	$162	62
33868 W 160th St	0.56mi	2/1.0 (-1)	960 (-10%)	14mo	$80,000	$83	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-12,545
• Equity at exit: $19,383

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-57
• Equity at exit: $11,240

Cash invested: $36,400 (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 64062

• Home prices YoY: -6.1%
• Active inventory: 63
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $134

Break-even live

Break-even rent $1,022

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $208	-5% $171	+0% $134	+5% $98	+10% $61
Rent	-10% $40	-5% $87	+0% $134	+5% $181	+10% $229
Rate	-1.0pp $200	-0.5pp $167	base $134	+0.5pp $101	+1.0pp $66

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $130,000 Active 5 DOM
2. 2026-06-18
   days on market $130,000 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   listed $130,000 Active 1 DOM

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$404/yr (+$34/mo · 47.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,305
• − Mortgage interest: −$7,282
• − Property taxes: −$857
• − Insurance: −$650
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,782
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,746/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Vibbard

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vibbard, MO
• Population (ZIP): 6,752

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

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: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.03%
• Current HPI: 323.5321
• 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

1 event — show timeline

• 2026-06-16 Listed $130,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $857 · +4.3% YoY. Source: county tax records.