185 Highway 42 W · Vienna, MO 65582

$165,000

4 bd · 1.0 ba · 3,209 sqft · Other public records · 49 Days on market

Built 2004 5.07 ac lot $51/sqft · 57% below area

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +4.5/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on over 5 acres in Vienna, MO, this 4-bedroom farmhouse-style home offers a fantastic opportunity for those looking to add their personal touch and build equity. Full of character and potential, the home features a cozy living area with a propane fireplace, a charming country kitchen, and a flexible layout to suit a variety of needs. There are four bedrooms, including two non-conforming rooms (no closets) that would also make excellent office space, hobby rooms, or guest areas. A bright sunroom provides additional living space—perfect for relaxing, working from home, or enjoying views of the surrounding property. Outside is where this property truly shines. Approximately 4 acr

Key facts

• 5.07 acre lot
• Garage
• Built 2004

Property features AI

Finance

• Other: Living area reported as 3,000 (per public records); Lot size approximately 5.07 acres
• Financial info: Annual tax information available

Exterior

• Parking: 3 total parking spaces; 1-car garage (attached); 2-car carport
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; Residential property; Two levels
• Construction: Frame construction with vinyl siding; Has basement; Sump pump in basement; Year built (public records)
• Exterior features: Front porch; Fenced yard; Adjoins wooded area; Gently rolling terrain; Many trees; Carport(s) and garage(s)

Interior

• Kitchen: Dishwasher; Microwave; Gas oven; Gas range; Refrigerator; Water heater
• Bedrooms: 4 bedrooms (all on upper level)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Storage
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $40 ($480/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.7% below list).
• Recommended offer: $136k (17.7% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Vienna Elem. (math 17% / reading 37%, grade F, #850 of 1,115 statewide, top 78%, 186 students, 39% FRL); Vienna High (math 24% / reading 54%, grade F, #247 of 521 statewide, top 55%, 167 students, 31% FRL).
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($160k) 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.

Recommended offer $135,800 (17.7% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $355,437
• List price: $165,000
• Delta: -53.58%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.74×
• Total profit: $33,985
• Equity at exit: $86,536

10-year hold

• IRR: 13.3%
• Equity multiple: 3.25×
• Total profit: $103,836
• Equity at exit: $143,882

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 65582

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $40

Break-even live

Break-even rent $1,307

Max offer price $165,000

Occupancy floor 92%

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 21 events

1. 2026-06-19
   days on market $165,000 Active 49 DOM
2. 2026-06-18
   days on market $165,000 Active 48 DOM
3. 2026-06-17
   days on market $165,000 Active 47 DOM
4. 2026-06-16
   days on market $165,000 Active 46 DOM
5. 2026-06-15
   days on market $165,000 Active 45 DOM
6. 2026-06-14
   days on market $165,000 Active 43 DOM
7. 2026-06-12
   days on market $165,000 Active 42 DOM
8. 2026-06-09
   days on market $165,000 Active 39 DOM
9. 2026-06-08
   days on market $165,000 Active 38 DOM
10. 2026-06-07
    days on market $165,000 Active 37 DOM
11. 2026-06-05
    days on market $165,000 Active 34 DOM
12. 2026-06-03
    days on market $165,000 Active 33 DOM
13. 2026-06-02
    days on market $165,000 Active 32 DOM
14. 2026-06-01
    days on market $165,000 Active 31 DOM
15. 2026-05-31
    days on market $165,000 Active 30 DOM
16. 2026-05-30
    days on market $165,000 Active 29 DOM
17. 2026-05-02
    listed $165,000 Active 1355-char remark
18. 2026-05-01
    historical $165,000 1355-char remark
19. 2026-02-27
    price $134,900
20. 2025-12-31
    price $149,500
21. 2025-12-30
    listed $154,900 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: $1,185 · $99/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$415/yr (+$35/mo · 35.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,296
• − Mortgage interest: −$9,243
• − Property taxes: −$1,185
• − Insurance: −$825
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,800
• Taxable loss: −$2,364
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,048/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: 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

• Census place: Vienna, MO
• 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

+6.5% since first listed

5 events — show timeline

• 2026-05-02 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2025-12-31 Price Changed $149,500 MARIS as Distributed by MLS Grid
• 2025-12-30 Listed $154,900 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,185 · +11.4% YoY. Source: county tax records.