35 Saint Joseph St · Viburnum, MO 65566

$75,000

3 bd · 1.5 ba · 2,118 sqft · SingleFamily public records · 46 Days on market

Built 1960 0.30 ac lot $35/sqft · 46% below area Est $139k · 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 +7.2/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Listed at $75,000. A home with great bones and a new roof. This home is a classic 1960's house with great character. This property has one and a half bath's and four bedrooms with a large kitchen area. A small basement will be ideal for your storage and serves as a great storm shelter. Viburnum, located in the middle of the Mark Twain National Forest is an ideal and inexpensive place to live to raise a family. Located at the most western edge of Iron County, the city also boarders the southern Crawford County line. Dent and Washington Counties are just a mile away and Reynolds County is 12 miles south of the city. The small community has great fiber optic, high speed internet for your work from home options or to stay connected with extended family. The Viburnum community has many churches to choose from and has a great local school system. The area is rich in natural resources and has many state and national parks. The Ozark Trail runs through the countryside nearby with crystal clear streams to enjoy. The area is also dotted with a variety of small lakes for that fun filled fishing trip. Wildlife is abundant in the Viburnum area with the Bald Eagle being a regular siting these days. This home needs some love and updates, so bring your ideas and your tools ready to go to work. More photos to come.

Key facts

• Large kitchen area
• Storm shelter
• New roof

Tags

• NEW ROOF
• LARGE KITCHEN AREA
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#752 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Iron County C-4 (rural): math 36% / reading 46% proficiency, ranked #299 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $4k of equity ($519 loan paydown + $3k appreciation (4.5% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1960 — 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 D-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. 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?
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $138,530
• List price: $75,000
• Delta: -45.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Crescent Dr	0.13mi	3/2.0	2,310 (+9%)	9mo	$75,000	$32	69
17 Meadowcrest Dr	0.38mi	4/2.0 (+1)	2,100 (-1%)	7mo	$172,995	$82	68
84 Walnut St	0.41mi	3/1.0	2,080 (-2%)	10mo	$109,900	$53	68
59 St. Joseph St	0.22mi	3/2.0	2,268 (+7%)	13mo	$134,500	$59	65
5 Maple St	0.34mi	4/2.0 (+1)	2,146 (+1%)	14mo	$168,500	$79	64
49 Walnut St	0.21mi	3/2.0	2,400 (+13%)	7mo	$134,995	$56	60
3 Hickory St	0.30mi	3/2.0	1,962 (-7%)	19mo	$129,500	$66	56
15 Hickory St	0.23mi	2/2.0 (-1)	1,833 (-14%)	21mo	$129,900	$71	42
12 Conway	0.34mi	3/2.0	1,800 (-15%)	22mo	$159,995	$89	38

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

Projected returns pro-forma

4.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.94×
• Total profit: $40,840
• Equity at exit: $40,085

10-year hold

• IRR: 31.1%
• Equity multiple: 5.87×
• Total profit: $102,324
• Equity at exit: $67,262

Cash invested: $21,000 (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 65566

• Home prices YoY: 2.7%
• Active inventory: 8
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $405

Break-even live

Break-even rent $645

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $75,000 Pending 46 DOM
2. 2026-06-17
   days on market $75,000 Active 46 DOM
3. 2026-06-16
   days on market $75,000 Active 45 DOM
4. 2026-06-15
   days on market $75,000 Active 44 DOM
5. 2026-06-13
   days on market $75,000 Active 42 DOM
6. 2026-06-12
   days on market $75,000 Active 41 DOM
7. 2026-06-09
   days on market $75,000 Active 38 DOM
8. 2026-06-08
   days on market $75,000 Active 37 DOM
9. 2026-06-07
   days on market $75,000 Active 36 DOM
10. 2026-06-07
    days on market $75,000 Active 35 DOM
11. 2026-06-04
    days on market $75,000 Active 32 DOM
12. 2026-06-02
    days on market $75,000 Active 31 DOM
13. 2026-06-01
    days on market $75,000 Active 30 DOM
14. 2026-05-31
    days on market $75,000 Active 29 DOM
15. 2026-05-04
    status Active 1321-char remark

    Show marketing remark (1321 chars)

    Listed at $75,000. A home with great bones and a new roof. This home is a classic 1960's house with great character. This property has one and a half bath's and four bedrooms with a large kitchen area. A small basement will be ideal for your storage and serves as a great storm shelter. Viburnum, located in the middle of the Mark Twain National Forest is an ideal and inexpensive place to live to raise a family. Located at the most western edge of Iron County, the city also boarders the southern Crawford County line. Dent and Washington Counties are just a mile away and Reynolds County is 12 miles south of the city. The small community has great fiber optic, high speed internet for your work from home options or to stay connected with extended family. The Viburnum community has many churches to choose from and has a great local school system. The area is rich in natural resources and has many state and national parks. The Ozark Trail runs through the countryside nearby with crystal clear streams to enjoy. The area is also dotted with a variety of small lakes for that fun filled fishing trip. Wildlife is abundant in the Viburnum area with the Bald Eagle being a regular siting these days. This home needs some love and updates, so bring your ideas and your tools ready to go to work. More photos to come.

16. 2026-03-08
    status Pending 1321-char remark

    Show marketing remark (1321 chars)

    Listed at $75,000. A home with great bones and a new roof. This home is a classic 1960's house with great character. This property has one and a half bath's and four bedrooms with a large kitchen area. A small basement will be ideal for your storage and serves as a great storm shelter. Viburnum, located in the middle of the Mark Twain National Forest is an ideal and inexpensive place to live to raise a family. Located at the most western edge of Iron County, the city also boarders the southern Crawford County line. Dent and Washington Counties are just a mile away and Reynolds County is 12 miles south of the city. The small community has great fiber optic, high speed internet for your work from home options or to stay connected with extended family. The Viburnum community has many churches to choose from and has a great local school system. The area is rich in natural resources and has many state and national parks. The Ozark Trail runs through the countryside nearby with crystal clear streams to enjoy. The area is also dotted with a variety of small lakes for that fun filled fishing trip. Wildlife is abundant in the Viburnum area with the Bald Eagle being a regular siting these days. This home needs some love and updates, so bring your ideas and your tools ready to go to work. More photos to come.

17. 2026-03-06
    listed $75,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Listed at $75,000. A home with great bones and a new roof. This home is a classic 1960's house with great character. This property has one and a half bath's and four bedrooms with a large kitchen area. A small basement will be ideal for your storage and serves as a great storm shelter. Viburnum, located in the middle of the Mark Twain National Forest is an ideal and inexpensive place to live to raise a family. Located at the most western edge of Iron County, the city also boarders the southern Crawford County line. Dent and Washington Counties are just a mile away and Reynolds County is 12 miles south of the city. The small community has great fiber optic, high speed internet for your work from home options or to stay connected with extended family. The Viburnum community has many churches to choose from and has a great local school system. The area is rich in natural resources and has many state and national parks. The Ozark Trail runs through the countryside nearby with crystal clear streams to enjoy. The area is also dotted with a variety of small lakes for that fun filled fishing trip. Wildlife is abundant in the Viburnum area with the Bald Eagle being a regular siting these days. This home needs some love and updates, so bring your ideas and your tools ready to go to work. More photos to come.

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,898
• − Mortgage interest: −$4,201
• − Property taxes: −$1,021
• − Insurance: −$375
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,182
• Taxable income: $3,895
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,929/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: Iron County C-4
• NCES district ID: 2915510
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,736
• Composite: 36.71/100
• National rank: #9210
• State rank: #299 of 535 in MO

Livability — Viburnum

• Score: 55/100
• State rank: #752
• US rank: #23441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viburnum, MO
• Population (ZIP): 888

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 2%

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: ▲ 4.47%
• Current HPI: 169.4431
• 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

3 events — show timeline

• 2026-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-08 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $75,000 MARIS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $1,021 · +15.0% YoY. Source: county tax records.