328 Michael Ln · Ironton, MO 63650

$43,500

3 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 429 Days on market

Built 1970 0.34 ac lot ↓ 46% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits!! Check out this 3-bedroom 1.5 bath ranch home. Attached 2-car garage. This home is just waiting for your finishing touches. The . 422-acre lot across the street will also be included in this sale!! 20-minute drive to Johnson's Shut-Ins State Park and Jay Nixon State Park!!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Residential sale transaction
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached 2-car garage; Total 2 parking spaces
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: No construction material or year built provided
• Exterior features: Private ownership; Lot approximately 0.344 acre; Lot dimensions ~100' x 150' with additional lot

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central electric air conditioning
• Interior features: Electric water heater; Block basement (no finished basement)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#398 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Arcadia Valley R-II (rural): math 42% / reading 46% proficiency, ranked #115 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arcadia Valley Elem. (math 42% / reading 42%, grade F, #481 of 1,115 statewide, top 46%, 397 students, 99% FRL); Arcadia Valley High (math 47% / reading 62%, grade C-, #69 of 521 statewide, top 15%, 343 students, 50% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 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 ($301 loan paydown + $4k appreciation (9.6% 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 (9.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $36k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.76% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.21%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $112,176
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Buckey Ct	0.13mi	3/2.0	1,418 (+4%)	9mo	$210,000	$148	78
212 Heath St	0.24mi	4/1.0 (+1)	1,296 (-5%)	3mo	$58,532	$45	70
326 E Peck St	0.25mi	3/1.5	1,500 (+10%)	18mo	$119,000	$79	57
339 E Reynolds St E	0.19mi	3/1.5	1,568 (+15%)	12mo	$180,000	$115	57
417 N Main St	0.50mi	2/1.0 (-1)	1,239 (-9%)	7mo	$133,900	$108	48
204 E Wayne St	0.46mi	4/1.0 (+1)	1,219 (-11%)	6mo	$100,000	$82	48
322 S Iron St	0.74mi	3/2.5	1,377 (+1%)	20mo	$52,500	$38	44

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

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 4.00×
• Total profit: $36,541
• Equity at exit: $37,987

10-year hold

• IRR: 34.6%
• Equity multiple: 8.97×
• Total profit: $97,124
• Equity at exit: $80,675

Cash invested: $12,180 (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 63650

• Home prices YoY: 4.6%
• Active inventory: 28
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$228
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$18
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $215

Break-even live

Break-even rent $930

Max offer price $43,500

Occupancy floor 77%

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-29
   status Pending
2. 2026-03-25
   status Active
3. 2025-01-22
   status Pending
4. 2024-11-25
   status Active
5. 2024-08-29
   historical Active Under Contract
6. 2024-04-25
   status Active
7. 2024-03-20
   status Pending
8. 2024-02-06
   price $43,500
9. 2023-12-02
   status Active
10. 2023-09-26
    status Pending
11. 2023-09-19
    status Active
12. 2023-09-19
    price $50,000
13. 2023-08-07
    historical
14. 2023-08-02
    listed $79,900 Active
15. 2023-07-29
    historical $79,900

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $739 · $62/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,421
• − Mortgage interest: −$2,437
• − Property taxes: −$739
• − Insurance: −$5,336
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,265
• Taxable income: $2,336
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $2,019/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: Arcadia Valley R-II
• NCES district ID: 2903150
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $34,573
• Composite: 36.32/100
• National rank: #4693
• State rank: #115 of 324 in MO

Livability — Ironton

• Score: 62/100
• State rank: #398
• US rank: #17111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, MO
• City population: 3,688
• Population (ZIP): 3,688

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.62%
• Current HPI: 219.3664
• 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

-45.6% since first listed

15 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-03-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-22 Pending — MARIS as Distributed by MLS Grid
• 2024-11-25 Relisted — MARIS as Distributed by MLS Grid
• 2024-08-29 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-25 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-20 Pending — MARIS as Distributed by MLS Grid
• 2024-02-06 Price Changed $43,500 MARIS as Distributed by MLS Grid
• 2023-12-02 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-26 Pending — MARIS as Distributed by MLS Grid
• 2023-09-19 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-19 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2023-08-07 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-02 Listed $79,900 MARIS as Distributed by MLS Grid
• 2023-07-29 Coming Soon $79,900 MARIS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $739 · +15.2% YoY. Source: county tax records.