1504 Main St · Van Buren, MO 63965

$140,000

3 bd · 1.5 ba · 1,344 sqft · Other · 471 Days on market

Built 1980 0.98 ac lot $104/sqft · 8% below area Est $153k · 8% under ↓ 15% 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 +13.7/30.0
• ARV discount +11.2/15.0
• Appreciation +9.8/10.0
• DSCR +4.2/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

Key facts

• 16 x 24 workshop
• 8 x 20 lean to
• Public boat ramp

Tags

• STONE WOOD BURNING FIREPLACE
• DRIVE-THRU ASPHALT DRIVE
• 16 X 24 WORKSHOP
• 8 X 20 LEAN TO
• PUBLIC BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $11 ($136/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 $108k (22.5% below list).
• Recommended offer: $108k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 1.9% in Van Buren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#516 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: housing C-, health & safety C-, schools D-.
• Van Buren R-I (rural): math 37% / reading 42% proficiency, ranked #169 of 324 in MO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 2 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($968 loan paydown + $13k appreciation (9.5% local appreciation)).
• Carter County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 471 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $108,470 (22.5% below list)

Questions for the listing agent

1. It's been on market 471 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.77% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $152,677
• List price: $140,000
• Delta: -8.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.85×
• Total profit: $72,508
• Equity at exit: $121,438

10-year hold

• IRR: 21.0%
• Equity multiple: 6.40×
• Total profit: $211,771
• Equity at exit: $257,055

Cash invested: $39,200 (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 63965

• Home prices YoY: 6.2%
• Active inventory: 108
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $11

Break-even live

Break-even rent $1,070

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 471 DOM
2. 2026-06-17
   days on market $140,000 Active 470 DOM
3. 2026-06-16
   days on market $140,000 Active 469 DOM
4. 2026-06-15
   days on market $140,000 Active 468 DOM
5. 2026-06-13
   days on market $140,000 Active 466 DOM
6. 2026-06-12
   days on market $140,000 Active 465 DOM
7. 2026-06-09
   days on market $140,000 Active 462 DOM
8. 2026-06-08
   days on market $140,000 Active 461 DOM
9. 2026-06-07
   days on market $140,000 Active 460 DOM
10. 2026-06-07
    days on market $140,000 Active 459 DOM
11. 2026-06-04
    days on market $140,000 Active 456 DOM
12. 2026-06-02
    days on market $140,000 Active 455 DOM
13. 2026-06-01
    days on market $140,000 Active 454 DOM
14. 2026-05-31
    days on market $140,000 Active 453 DOM
15. 2026-03-03
    status Active 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

16. 2025-10-28
    price $140,000 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

17. 2025-09-10
    price $145,000 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

18. 2025-06-18
    price $150,000 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

19. 2025-05-16
    price $162,500 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

20. 2025-03-02
    listed $165,000 Active 977-char remark

    Show marketing remark (977 chars)

    Seller IS MOTIVATED--Priced below appraisal----SOLD AS IS---Located just off Main Street, not in a flood zone, in Van Buren, Mo secluded behind a tree line you will find this adorable home. This 3 bedroom, 1 1/2 bath home has an open concept living room/kitchen. There is a beautiful stone wood burning fireplace located in the living room. There are 3 bedroom and a separate dining room. The yard is filled with beautiful hostas that are beginning to sprout upward. There is a drive-thru asphalt drive and a single car carport. If this isn't enough there is a 16 x 24 workshop with an 8 x 20 lean to perfect to store your boat after a day on the Current River. The shed has electric and a window air unit, and is set up for a heat stove also. Plenty of room for a workshop, or a he shed. The amenities or fine dining and shopping in Van Buren are within moments from this home as well as the public boat ramp and beach. Call today and schedule your private viewing.

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$721/yr (+$60/mo · 113.3%)

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

Taxation est. · year 1

• Rental income: $13,016
• − Mortgage interest: −$7,842
• − Property taxes: −$637
• − Insurance: −$700
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$4,073
• Taxable loss: −$2,318
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $693/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: Van Buren R-I
• NCES district ID: 2930750
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $36,880
• Composite: 32.81/100
• National rank: #5624
• State rank: #169 of 324 in MO

Livability — Van Buren

• Score: 59/100
• State rank: #516
• US rank: #19632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, MO
• Population (ZIP): 2,433

Population outlook (Carter County) Hauer SSP2

• Today (2025): 6,169 people
• By 2030: 6,050 · -1.9%
• By 2040: 5,824 · -5.6%
• By 2050: 5,583 · -9.5%
• By 2075: 4,900 · -20.6%
• By 2100: 4,002 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+74.2) · D 12.7% · R 86.9%
• 2008→2024 swing: -44.7pp toward R · 2008: -29.5pp · 2024: -74.2pp
• All cycles: 2024: R+74.2 2020: R+70.2 2016: R+66.4 2012: R+43.7 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 162.5634
• 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

-15.2% since first listed

6 events — show timeline

• 2026-03-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-28 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2025-06-18 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2025-05-16 Price Changed $162,500 MARIS as Distributed by MLS Grid
• 2025-03-02 Listed $165,000 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $637 · -0.1% YoY. Source: county tax records.