110 W Woodlawn St · Vandalia, MO 63382

$35,000

2 bd · 1.0 ba · 672 sqft · Other public records · 37 Days on market

Built 1930 6,969 sqft lot $52/sqft · 46% below area Est $65k · 46% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 2-bedroom, 1-bath cottage on a 6,969-square-foot lot offers a fantastic renovation opportunity in the heart of Vandalia. The home is conveniently located near local favorites like Soulful Sips and the recreational facilities at South School Park. While the property could use some updating to reach its full potential, it serves as a perfect blank canvas for an investor or DIY enthusiast. Please note that the property is being sold strictly AS IS, with no repairs to be made by the seller. This is a rare chance to build equity in a friendly community within the Van-Far R-1 School District.

Key facts

• 6,969 sq ft lot
• Built 1930
• Listed 37 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Single-phase electric; Cable available
• Home design: Single-family residence; Private ownership; One story
• Construction: Vinyl siding and other construction materials
• Exterior features: Lot includes other common features; Approximately 0.16-acre lot (public records)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating; No central air
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#324 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Van-Far R-I (rural): math 30% / reading 41% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van-Far Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 320 students, 53% FRL); Van-Far Jr./Sr. High (math 27% / reading 42%, grade F, #321 of 521 statewide, top 67%, 262 students, 50% FRL).
• Market conditions: 15 active listings in the ZIP; 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $35k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1930 — 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 F-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. 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: 2.31% ✓
• Cap rate: 20.77%
• Cash-on-cash: 51.70%
• DSCR: 3.30
• GRM: 3.6

CMA / ARV

• ARV (median comp): $65,201
• List price: $35,000
• Delta: -40.19%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.0%
• Equity multiple: 5.69×
• Total profit: $45,952
• Equity at exit: $31,531

10-year hold

• IRR: 58.6%
• Equity multiple: 12.65×
• Total profit: $114,167
• Equity at exit: $67,997

Cash invested: $9,800 (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 63382

• Home prices YoY: 7.5%
• Active inventory: 15
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $422

Break-even live

Break-even rent $275

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $442	-5% $432	+0% $422	+5% $412	+10% $402
Rent	-10% $358	-5% $390	+0% $422	+5% $454	+10% $486
Rate	-1.0pp $440	-0.5pp $431	base $422	+0.5pp $413	+1.0pp $404

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   pricedays on market $35,000 Active 37 DOM
2. 2026-06-18
   days on market $39,000 Active 35 DOM
3. 2026-06-17
   days on market $39,000 Active 34 DOM
4. 2026-06-16
   days on market $39,000 Active 33 DOM
5. 2026-06-15
   days on market $39,000 Active 32 DOM
6. 2026-06-13
   days on market $39,000 Active 30 DOM
7. 2026-06-12
   days on market $39,000 Active 29 DOM
8. 2026-06-09
   days on market $39,000 Active 26 DOM
9. 2026-06-09
   price $39,000 Active 25 DOM
10. 2026-06-08
    days on market $39,900 Active 25 DOM
11. 2026-06-07
    days on market $39,900 Active 24 DOM
12. 2026-06-05
    days on market $39,900 Active 22 DOM
13. 2026-06-04
    days on market $39,900 Active 20 DOM
14. 2026-06-02
    days on market $39,900 Active 19 DOM
15. 2026-06-01
    days on market $39,900 Active 18 DOM
16. 2026-05-31
    days on market $39,900 Active 17 DOM
17. 2026-05-14
    listed $49,900 Active 607-char remark
18. 2025-02-24
    soldstatus
19. 2018-11-21
    soldstatus
20. 2012-03-01
    soldstatus $15,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$108/yr (+$9/mo · 46.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,716
• − Mortgage interest: −$1,961
• − Property taxes: −$231
• − Insurance: −$175
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$1,018
• Taxable income: $4,776
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $3,921/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: Van-Far R-I
• NCES district ID: 2930780
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $37,980
• Composite: 29.57/100
• National rank: #6486
• State rank: #218 of 324 in MO

Livability — Vandalia

• Score: 64/100
• State rank: #324
• US rank: #14831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandalia, MO
• City population: 4,127
• Population (ZIP): 4,127

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.81%
• Current HPI: 182.948
• 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

+160.0% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $39,000 MARIS as Distributed by MLS Grid
• 2026-05-27 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-05-21 Price Changed $47,400 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $49,900 MARIS as Distributed by MLS Grid
• 2025-02-24 Sold (Public Records) — Public Records
• 2018-11-21 Sold (Public Records) — Public Records
• 2012-03-01 Sold (Public Records) $15,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $231 · -1.1% YoY. Source: county tax records.