17352 Highway C · Annapolis, MO 63620

$165,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 125 Days on market

Built 1990 6.64 ac lot $184/sqft · 34% below area Est $250k · 34% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +6.1/30.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Homesteaders and Outdoor enthusiasts!!!! Look at this opportunity to grab an off-grid cabin with Solar Panels and batteries to power your hunting cabin or minimalist lifestyle situated on 6.64 m/l unrestricted acres. This cabin has been remodeled on the inside and is ready for a new owner, featuring 3 bedrooms and one full bath with well and septic and fully powered by the solar set up. Solar power and completely off grid set up just a little too extreme? Home was previously attached to the grid and could be reattached in the future as well. There are a few things left to be completed but that will be up to you to make it what you want and make it your home. Does this fit what you are looking for? Set up your showings while you can.

Key facts

• 6.64 acre lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (48.1% below list).
• Recommended offer: $86k (48.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#905 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• South Iron County R-I (rural): math 30% / reading 35% proficiency, ranked #443 of 535 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 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 $10k of equity ($1k loan paydown + $8k appreciation (5.1% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,642 (48.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 4.05%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 16.1

CMA / ARV

• ARV (median comp): $250,080
• List price: $165,000
• Delta: -34.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $19,032
• Equity at exit: $94,230

10-year hold

• IRR: 8.5%
• Equity multiple: 2.60×
• Total profit: $74,034
• Equity at exit: $163,233

Cash invested: $46,200 (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 63620

• Home prices YoY: 3.4%
• Active inventory: 39
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-308

Break-even live

Break-even rent $1,246

Max offer price $110,639

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $165,000 Active 125 DOM
2. 2026-06-17
   days on market $165,000 Active 124 DOM
3. 2026-06-16
   days on market $165,000 Active 123 DOM
4. 2026-06-15
   days on market $165,000 Active 122 DOM
5. 2026-06-13
   days on market $165,000 Active 120 DOM
6. 2026-06-12
   days on market $165,000 Active 119 DOM
7. 2026-06-09
   days on market $165,000 Active 116 DOM
8. 2026-06-08
   days on market $165,000 Active 115 DOM
9. 2026-06-07
   days on market $165,000 Active 114 DOM
10. 2026-06-07
    days on market $165,000 Active 113 DOM
11. 2026-06-04
    days on market $165,000 Active 110 DOM
12. 2026-06-02
    days on market $165,000 Active 109 DOM
13. 2026-06-01
    days on market $165,000 Active 108 DOM
14. 2026-05-31
    days on market $165,000 Active 107 DOM
15. 2026-04-11
    price $170,000 742-char remark

    Show marketing remark (742 chars)

    Homesteaders and Outdoor enthusiasts!!!! Look at this opportunity to grab an off-grid cabin with Solar Panels and batteries to power your hunting cabin or minimalist lifestyle situated on 6.64 m/l unrestricted acres. This cabin has been remodeled on the inside and is ready for a new owner, featuring 3 bedrooms and one full bath with well and septic and fully powered by the solar set up. Solar power and completely off grid set up just a little too extreme? Home was previously attached to the grid and could be reattached in the future as well. There are a few things left to be completed but that will be up to you to make it what you want and make it your home. Does this fit what you are looking for? Set up your showings while you can.

16. 2026-02-13
    listed $175,000 Active 742-char remark

    Show marketing remark (742 chars)

    Homesteaders and Outdoor enthusiasts!!!! Look at this opportunity to grab an off-grid cabin with Solar Panels and batteries to power your hunting cabin or minimalist lifestyle situated on 6.64 m/l unrestricted acres. This cabin has been remodeled on the inside and is ready for a new owner, featuring 3 bedrooms and one full bath with well and septic and fully powered by the solar set up. Solar power and completely off grid set up just a little too extreme? Home was previously attached to the grid and could be reattached in the future as well. There are a few things left to be completed but that will be up to you to make it what you want and make it your home. Does this fit what you are looking for? Set up your showings while you can.

17. 2026-02-11
    historical $175,000 742-char remark

    Show marketing remark (742 chars)

    Homesteaders and Outdoor enthusiasts!!!! Look at this opportunity to grab an off-grid cabin with Solar Panels and batteries to power your hunting cabin or minimalist lifestyle situated on 6.64 m/l unrestricted acres. This cabin has been remodeled on the inside and is ready for a new owner, featuring 3 bedrooms and one full bath with well and septic and fully powered by the solar set up. Solar power and completely off grid set up just a little too extreme? Home was previously attached to the grid and could be reattached in the future as well. There are a few things left to be completed but that will be up to you to make it what you want and make it your home. Does this fit what you are looking for? Set up your showings while you can.

18. 2025-10-06
    price $229,500
19. 2025-07-31
    status Active
20. 2025-07-25
    listed $239,500 Active
21. 2023-04-17
    soldstatus Closed
22. 2023-03-21
    status Pending
23. 2023-03-14
    price $59,500
24. 2023-02-21
    price $69,500
25. 2022-11-25
    status Active
26. 2022-11-17
    historical Active Under Contract
27. 2022-11-12
    status Active
28. 2022-11-11
    status Pending
29. 2022-11-03
    status Active
30. 2022-10-31
    status Pending
31. 2022-10-27
    listed $75,000 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: $603 · $50/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$997/yr (+$83/mo · 165.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,277
• − Mortgage interest: −$9,243
• − Property taxes: −$603
• − Insurance: −$825
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$4,800
• Taxable loss: −$6,838
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-2,052/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: South Iron County R-I
• NCES district ID: 2928470
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $32,320
• Composite: 29.31/100
• National rank: #11838
• State rank: #443 of 535 in MO

Livability — Annapolis

• Score: 50/100
• State rank: #905
• US rank: #25607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,142

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 5.07%
• Current HPI: 152.6846
• 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

+126.7% since first listed

17 events — show timeline

• 2026-04-11 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $175,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Coming Soon $175,000 MARIS as Distributed by MLS Grid
• 2025-10-06 Price Changed $229,500 MARIS as Distributed by MLS Grid
• 2025-07-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-25 Listed $239,500 MARIS as Distributed by MLS Grid
• 2023-04-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-21 Pending — MARIS as Distributed by MLS Grid
• 2023-03-14 Price Changed $59,500 MARIS as Distributed by MLS Grid
• 2023-02-21 Price Changed $69,500 MARIS as Distributed by MLS Grid
• 2022-11-25 Relisted — MARIS as Distributed by MLS Grid
• 2022-11-17 Contingent — MARIS as Distributed by MLS Grid
• 2022-11-12 Relisted — MARIS as Distributed by MLS Grid
• 2022-11-11 Pending — MARIS as Distributed by MLS Grid
• 2022-11-03 Relisted — MARIS as Distributed by MLS Grid
• 2022-10-31 Pending — MARIS as Distributed by MLS Grid
• 2022-10-27 Listed $75,000 MARIS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $603 · +13.6% YoY. Source: county tax records.