13451 Maries Road 325 Unit 22 Lot 37 · Vienna, MO 65582

$82,000

2 bd · 2.0 ba · 826 sqft · Manufactured · 210 Days on market

Built 1998 Fair condition 5,945 sqft lot $38/mo HOA · 4% of rent ↓ 19% since listing

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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 +18.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well maintained 2 bedroom 2 bath home with open floor plan overlooking the Gasconade River is ready for weekend fun or everyday living. Located above the 500 year flood plain in a gated resort community this property includes access to three boat launches with parking. HOA fees are only $450 per year and include road maintenance, water, sewer, and trash. Extra large carport and shed provide storage for all of your water toys. Take advantage of this opportunity to enjoy river life and all that it has to offer.

Key facts

• 5,945 sq ft lot
• 2 parking spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $74 ($883/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#459 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Maries County R-I (rural): math 20% / reading 39% proficiency, ranked #272 of 324 in MO (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($567 loan paydown + $4k appreciation (4.3% local appreciation)).
• Maries County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.89×
• Total profit: $20,368
• Equity at exit: $43,006

10-year hold

• IRR: 15.5%
• Equity multiple: 3.58×
• Total profit: $59,275
• Equity at exit: $71,505

Cash invested: $22,960 (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 65582

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$38
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $74

Break-even live

Break-even rent $765

Max offer price $82,000

Occupancy floor 86%

Sensitivity live

Price	-10% $130	-5% $102	+0% $74	+5% $45	+10% $17
Rent	-10% $6	-5% $40	+0% $74	+5% $108	+10% $141
Rate	-1.0pp $115	-0.5pp $94	base $74	+0.5pp $52	+1.0pp $31

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: watersewertrashgassecurity

Listing history 20 events

1. 2026-06-19
   days on market $82,000 Active 210 DOM
2. 2026-06-18
   days on market $82,000 Active 209 DOM
3. 2026-06-17
   days on market $82,000 Active 208 DOM
4. 2026-06-16
   days on market $82,000 Active 207 DOM
5. 2026-06-15
   days on market $82,000 Active 206 DOM
6. 2026-06-14
   days on market $82,000 Active 204 DOM
7. 2026-06-12
   days on market $82,000 Active 203 DOM
8. 2026-06-09
   days on market $82,000 Active 200 DOM
9. 2026-06-08
   days on market $82,000 Active 199 DOM
10. 2026-06-07
    days on market $82,000 Active 198 DOM
11. 2026-06-05
    days on market $82,000 Active 195 DOM
12. 2026-06-03
    days on market $82,000 Active 194 DOM
13. 2026-06-02
    pricedays on market $82,000 Active 193 DOM
14. 2026-06-01
    days on market $85,000 Active 192 DOM
15. 2026-05-31
    days on market $85,000 Active 191 DOM
16. 2026-05-30
    days on market $85,000 Active 190 DOM
17. 2026-03-26
    price $85,000 516-char remark

    Show marketing remark (516 chars)

    Well maintained 2 bedroom 2 bath home with open floor plan overlooking the Gasconade River is ready for weekend fun or everyday living. Located above the 500 year flood plain in a gated resort community this property includes access to three boat launches with parking. HOA fees are only $450 per year and include road maintenance, water, sewer, and trash. Extra large carport and shed provide storage for all of your water toys. Take advantage of this opportunity to enjoy river life and all that it has to offer.

18. 2025-12-13
    price $98,500 516-char remark

    Show marketing remark (516 chars)

    Well maintained 2 bedroom 2 bath home with open floor plan overlooking the Gasconade River is ready for weekend fun or everyday living. Located above the 500 year flood plain in a gated resort community this property includes access to three boat launches with parking. HOA fees are only $450 per year and include road maintenance, water, sewer, and trash. Extra large carport and shed provide storage for all of your water toys. Take advantage of this opportunity to enjoy river life and all that it has to offer.

19. 2025-11-22
    listed $105,000 Active 516-char remark

    Show marketing remark (516 chars)

    Well maintained 2 bedroom 2 bath home with open floor plan overlooking the Gasconade River is ready for weekend fun or everyday living. Located above the 500 year flood plain in a gated resort community this property includes access to three boat launches with parking. HOA fees are only $450 per year and include road maintenance, water, sewer, and trash. Extra large carport and shed provide storage for all of your water toys. Take advantage of this opportunity to enjoy river life and all that it has to offer.

20. 2025-11-22
    historical $105,000 516-char remark

    Show marketing remark (516 chars)

    Well maintained 2 bedroom 2 bath home with open floor plan overlooking the Gasconade River is ready for weekend fun or everyday living. Located above the 500 year flood plain in a gated resort community this property includes access to three boat launches with parking. HOA fees are only $450 per year and include road maintenance, water, sewer, and trash. Extra large carport and shed provide storage for all of your water toys. Take advantage of this opportunity to enjoy river life and all that it has to offer.

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

Taxation est. · year 1

• Rental income: $10,303
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$824
• − Management: −$824
• − HOA: −$456
• − Depreciation: −$2,385
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $984/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 · 13 photos

Fair 45/100 Cosmetic rehab

A fair condition manufactured home with cosmetic updates needed, located in a gated resort community with river access. Potential for value increase through painting, landscaping, and HVAC upgrades.

Repairs flagged

• Minor Carport roof — Rust visible on the metal structure
• Minor Carport walls — Paint peeling on the metal structure
• Minor Carport floor — Gravel and debris present, may need cleaning

Value-add opportunities

• Both Painting the carport structure — Enhances curb appeal and protects the metal structure
• Both Landscaping improvements — Enhances curb appeal and adds value to the property
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, attracting buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carport roof · Rust visible on the metal structure	Minor	$500–3,000
Carport walls · Paint peeling on the metal structure	Minor	$500–3,000
Carport floor · Gravel and debris present, may need cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting the carport structure — Enhances curb appeal and protects the metal structure ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, attracting buyers/renters ↑

ⓘ 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: Maries County R-I
• NCES district ID: 2930870
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $46,008
• Composite: 25.33/100
• National rank: #7481
• State rank: #272 of 324 in MO

Livability — Vienna

• Score: 61/100
• State rank: #459
• US rank: #18460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,121

Population outlook (Maries County) Hauer SSP2

• Today (2025): 8,458 people
• By 2030: 8,165 · -3.5%
• By 2040: 7,523 · -11.1%
• By 2050: 6,884 · -18.6%
• By 2075: 5,825 · -31.1%
• By 2100: 5,245 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Native American 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Maries

• 2024 margin: Solid R (+67.5) · D 15.8% · R 83.3%
• 2008→2024 swing: -40.0pp toward R · 2008: -27.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+64.5 2016: R+61.5 2012: R+41.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.30%
• Current HPI: 143.9953
• 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

-19.0% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-12-13 Price Changed $98,500 MARIS as Distributed by MLS Grid
• 2025-11-22 Listed $105,000 MARIS as Distributed by MLS Grid
• 2025-11-22 Coming Soon $105,000 MARIS as Distributed by MLS Grid