1910 Garfield St · Unionville, MO 63565

$69,900

3 bd · 2.0 ba · 2,320 sqft · SingleFamily public records · 245 Days on market

Built 1950 0.34 ac lot $30/sqft · 76% below area ↓ 11% since listing

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

Listing remarks MLS

PRIME PC LOCATION! This 3 bedroom, 2.5 bath home is directly across the street from the Putnam County School Campus! This home has a unique, raised ranch style with glass across most of the south side. Tons of natural light, hardwood floors, storage and closets everywhere you look and almost 1200 square feet on each levelthis property has lots of potential! Home sits on oversized lot with lots of parking area and backyard complete with shed and patio for basketball & play! Bring your ideas and add some sweat equity and this property will be ready for your family and a fresh start! Priced to Sell @ $79,900! Call Megan Roof 660-988-2050 for more info & your tour!

Key facts

• Natural light
• Backyard
• Raised ranch style

Tags

• RAISED RANCH STYLE
• NATURAL LIGHT
• HARDWOOD FLOORS
• OVERSIZED LOT
• BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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 $2k of equity ($483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.66% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $147,348
• List price: $69,900
• Delta: -52.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.7%
• Equity multiple: 2.86×
• Total profit: $36,351
• Equity at exit: $29,440

10-year hold

• IRR: 34.4%
• Equity multiple: 5.60×
• Total profit: $90,013
• Equity at exit: $43,880

Cash invested: $19,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $468

Break-even live

Break-even rent $565

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 245 DOM
2. 2026-06-17
   days on market $69,900 Active 244 DOM
3. 2026-06-16
   days on market $69,900 Active 243 DOM
4. 2026-06-15
   days on market $69,900 Active 242 DOM
5. 2026-06-13
   days on market $69,900 Active 240 DOM
6. 2026-06-12
   pricedays on market $69,900 Active 239 DOM
7. 2026-06-09
   days on market $79,900 Active 236 DOM
8. 2026-06-08
   days on market $79,900 Active 235 DOM
9. 2026-06-07
   days on market $79,900 Active 234 DOM
10. 2026-06-07
    days on market $79,900 Active 233 DOM
11. 2026-06-04
    days on market $79,900 Active 230 DOM
12. 2026-06-02
    days on market $79,900 Active 229 DOM
13. 2026-06-01
    days on market $79,900 Active 228 DOM
14. 2026-05-31
    days on market $79,900 Active 227 DOM
15. 2026-02-12
    status Active 681-char remark

    Show marketing remark (681 chars)

    PRIME PC LOCATION! This 3 bedroom, 2.5 bath home is directly across the street from the Putnam County School Campus! This home has a unique, raised ranch style with glass across most of the south side. Tons of natural light, hardwood floors, storage and closets everywhere you look and almost 1200 square feet on each levelthis property has lots of potential! Home sits on oversized lot with lots of parking area and backyard complete with shed and patio for basketball & play! Bring your ideas and add some sweat equity and this property will be ready for your family and a fresh start! Priced to Sell @ $79,900! Call Megan Roof 660-988-2050 for more info & your tour!

16. 2026-01-09
    price $79,900 681-char remark

    Show marketing remark (681 chars)

    PRIME PC LOCATION! This 3 bedroom, 2.5 bath home is directly across the street from the Putnam County School Campus! This home has a unique, raised ranch style with glass across most of the south side. Tons of natural light, hardwood floors, storage and closets everywhere you look and almost 1200 square feet on each levelthis property has lots of potential! Home sits on oversized lot with lots of parking area and backyard complete with shed and patio for basketball & play! Bring your ideas and add some sweat equity and this property will be ready for your family and a fresh start! Priced to Sell @ $79,900! Call Megan Roof 660-988-2050 for more info & your tour!

17. 2025-10-15
    listed $89,900 Active 681-char remark

    Show marketing remark (681 chars)

    PRIME PC LOCATION! This 3 bedroom, 2.5 bath home is directly across the street from the Putnam County School Campus! This home has a unique, raised ranch style with glass across most of the south side. Tons of natural light, hardwood floors, storage and closets everywhere you look and almost 1200 square feet on each levelthis property has lots of potential! Home sits on oversized lot with lots of parking area and backyard complete with shed and patio for basketball & play! Bring your ideas and add some sweat equity and this property will be ready for your family and a fresh start! Priced to Sell @ $79,900! Call Megan Roof 660-988-2050 for more info & your tour!

18. 2007-05-21
    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: $608 · $51/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$70/yr (+$6/mo · 11.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $13,889
• − Mortgage interest: −$3,915
• − Property taxes: −$608
• − Insurance: −$350
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,033
• Taxable income: $4,760
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,473/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

• Census place: Unionville, MO
• 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

-11.1% since first listed

4 events — show timeline

• 2026-02-12 Relisted — NECAR
• 2026-01-09 Price Changed $79,900 NECAR
• 2025-10-15 Listed $89,900 NECAR
• 2007-05-21 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $608 · -7.3% YoY. Source: county tax records.