408 Vassar St · Bunceton, MO 65237

$125,000

3 bd · 2.0 ba · 1,073 sqft · Other public records · 50 Days on market

Built 1880 0.53 ac lot $116/sqft · 227% above 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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +4.1/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Circa 1888 Queen Anne Style Home sitting on a large (160x143 ft. ) level lot. Beautiful architectural design with four bedrooms, two bathrooms, formal dining room, and full basement. Beautiful wood floors and trim. Two utility buildings. Needs TLC , but could be SOOO pretty again. Selling ''AS IS''

Key facts

• 0.53 acre lot
• Built 1880
• Listed 50 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Composition roof
• Exterior features: Deck; Front porch; Composition roof

Interior

• Kitchen: Electric range
• Bedrooms: 2 total rooms
• Flooring: Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Electric range; Wood and vinyl flooring; Basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $6 ($67/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 $96k (23.5% below list).
• Recommended offer: $96k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#635 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cooper County R-IV (rural): math 20% / reading 40% proficiency, ranked #456 of 535 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bunceton Elem. (math 30% / reading 30%, grade F, #808 of 1,115 statewide, top 73%, 51 students, 94% FRL); Bunceton High (math 10% / reading 10%, grade F, #501 of 521 statewide, top 97%, 41 students, 93% FRL) — zoned schools average 93% FRL vs 53% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 10 units permitted in Cooper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $424 of equity ($864 loan paydown + $-440 appreciation (-0.3% local appreciation)).
• Cooper County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago 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

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,626 (23.5% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $65,389
• List price: $125,000
• Delta: 91.16%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.85×
• Total profit: $-5,411
• Equity at exit: $34,113

10-year hold

• IRR: 2.7%
• Equity multiple: 1.28×
• Total profit: $9,635
• Equity at exit: $39,302

Cash invested: $35,000 (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 65237

• Home prices YoY: -0.4%
• Active inventory: 2
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $6

Break-even live

Break-even rent $949

Max offer price $125,000

Occupancy floor 94%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $125,000 Active 50 DOM
2. 2026-06-17
   days on market $125,000 Active 49 DOM
3. 2026-06-16
   days on market $125,000 Active 48 DOM
4. 2026-06-15
   days on market $125,000 Active 47 DOM
5. 2026-06-13
   days on market $125,000 Active 45 DOM
6. 2026-06-12
   days on market $125,000 Active 44 DOM
7. 2026-06-09
   days on market $125,000 Active 41 DOM
8. 2026-06-08
   days on market $125,000 Active 40 DOM
9. 2026-06-07
   days on market $125,000 Active 39 DOM
10. 2026-06-05
    days on market $125,000 Active 37 DOM
11. 2026-06-04
    days on market $125,000 Active 35 DOM
12. 2026-06-02
    days on market $125,000 Active 34 DOM
13. 2026-06-01
    days on market $125,000 Active 33 DOM
14. 2026-05-31
    days on market $125,000 Active 32 DOM
15. 2026-04-29
    listed $128,000 Active 775-char remark
16. 2026-02-17
    status Pending
17. 2025-12-08
    status Active
18. 2025-11-24
    historical
19. 2025-10-25
    price $130,000
20. 2025-10-10
    price $150,000
21. 2025-09-19
    price $155,000
22. 2025-08-06
    price $162,000
23. 2025-06-13
    listed $168,000 Active
24. 2025-06-02
    historical
25. 2023-10-02
    soldstatus
26. 2023-09-06
    soldstatus Closed

    Show marketing remark (300 chars)

    Circa 1888 Queen Anne Style Home sitting on a large (160x143 ft. ) level lot. Beautiful architectural design with four bedrooms, two bathrooms, formal dining room, and full basement. Beautiful wood floors and trim. Two utility buildings. Needs TLC , but could be SOOO pretty again. Selling ''AS IS''

27. 2023-08-04
    status Pending

    Show marketing remark (300 chars)

    Circa 1888 Queen Anne Style Home sitting on a large (160x143 ft. ) level lot. Beautiful architectural design with four bedrooms, two bathrooms, formal dining room, and full basement. Beautiful wood floors and trim. Two utility buildings. Needs TLC , but could be SOOO pretty again. Selling ''AS IS''

28. 2023-08-02
    listed $79,900 Active

    Show marketing remark (300 chars)

    Circa 1888 Queen Anne Style Home sitting on a large (160x143 ft. ) level lot. Beautiful architectural design with four bedrooms, two bathrooms, formal dining room, and full basement. Beautiful wood floors and trim. Two utility buildings. Needs TLC , but could be SOOO pretty again. Selling ''AS IS''

29. 2022-12-12
    soldstatus
30. 2022-12-09
    soldstatus Closed
31. 2022-08-03
    listed $65,000
32. 2021-12-13
    listed $73,000
33. 2017-03-28
    listed $79,500

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$705/yr (+$59/mo · 138.9%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,475
• − Mortgage interest: −$7,002
• − Property taxes: −$508
• − Insurance: −$625
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$3,636
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $578/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: Cooper County R-IV
• NCES district ID: 2906150
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $42,115
• Composite: 28.25/100
• National rank: #12167
• State rank: #456 of 535 in MO

Livability — Bunceton

• Score: 57/100
• State rank: #635
• US rank: #21635

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

• Census place: Bunceton, MO
• Population (ZIP): 798

Population outlook (Cooper County) Hauer SSP2

• Today (2025): 17,611 people
• By 2030: 17,665 · +0.3%
• By 2040: 17,445 · -0.9%
• By 2050: 16,916 · -3.9%
• By 2075: 15,807 · -10.2%
• By 2100: 13,148 · -25.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 4% Two or more races 2%
• Common ancestry: Serbian 2% Portuguese 1% Lithuanian 1%

Political lean MEDSL · Cooper

• 2024 margin: Solid R (+45.8) · D 26.6% · R 72.4% · Other 1.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -23.8pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+46.3 2016: R+46.3 2012: R+32.1 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.35%
• Current HPI: 95.4125
• 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

+57.2% since first listed

20 events — show timeline

• 2026-05-30 Price Changed $125,000 CBORMLS
• 2026-04-29 Listed $128,000 CBORMLS
• 2026-02-17 Pending — CBORMLS
• 2025-12-08 Relisted — CBORMLS
• 2025-11-24 Delisted — CBORMLS
• 2025-10-25 Price Changed $130,000 CBORMLS
• 2025-10-10 Price Changed $150,000 CBORMLS
• 2025-09-19 Price Changed $155,000 CBORMLS
• 2025-08-06 Price Changed $162,000 CBORMLS
• 2025-06-13 Listed $168,000 CBORMLS
• 2025-06-02 Coming Soon — CBORMLS
• 2023-10-02 Sold (Public Records) — Public Records
• 2023-09-06 Sold (MLS) — CMBR
• 2023-08-04 Pending — CMBR
• 2023-08-02 Listed $79,900 CMBR
• 2022-12-12 Sold (Public Records) — Public Records
• 2022-12-09 Sold (MLS) — CMBR
• 2022-08-03 Listed $65,000 CMBR
• 2021-12-13 Listed $73,000 CBORMLS
• 2017-03-28 Listed $79,500 LOBR

Property tax history

+2.4%/yr

Latest (2025): $508 · +7.0% YoY. Source: county tax records.