109 College St · Van Buren, MO 63965

$103,000

3 bd · 1.0 ba · 994 sqft · Other · 39 Days on market

Built 1955 0.37 ac lot $104/sqft · 32% below area Est $152k · 32% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home offers a comfortable layout with a spacious living room, kitchen/dining combo, and a bright sunroom filled with natural light. Situated on 0.37 acres m/l, the property also features a carport, central heat and air, a shingled roof, and classic wood siding for timeless appeal. Whether you're looking for a place to call home or an investment opportunity, this property has plenty of potential. Don't miss your chance--schedule your showing today!

Key facts

• Central heat and air
• Carport
• Shingled roof

Tags

• SPACIOUS LIVING ROOM
• KITCHEN DINING COMBO
• BRIGHT SUNROOM
• CARPORT
• CENTRAL HEAT AND AIR
• SHINGLED ROOF

Property features AI

Finance

• Other: Lot approximately 158' x 92' (0.37 acre)

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water
• Home design: Single-family property; Entry level information not provided; Facing direction not provided
• Construction: Crawl space foundation
• Exterior features: Wood exterior; Composition roof; Paved road access; Level, corner lot

Interior

• Kitchen: Microwave; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and laminate flooring; Sun room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $103k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $88k (14.3% below list).
• Recommended offer: $88k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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-, amenities F.
• 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.
• Zoned schools: Van Buren Elem. (math 47% / reading 42%, grade F, #413 of 1,115 statewide, top 42%, 291 students, 70% FRL); Van Buren High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 225 students, 57% FRL).
• 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 $11k of equity ($712 loan paydown + $10k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($100k) 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,296 (14.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.86% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $151,578
• List price: $103,000
• Delta: -32.05%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 3.02×
• Total profit: $58,231
• Equity at exit: $89,344

10-year hold

• IRR: 22.8%
• Equity multiple: 6.77×
• Total profit: $166,334
• Equity at exit: $189,119

Cash invested: $28,840 (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: 9.7×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $85

Break-even live

Break-even rent $775

Max offer price $103,000

Occupancy floor 85%

Sensitivity live

Price	-10% $143	-5% $114	+0% $85	+5% $56	+10% $27
Rent	-10% $15	-5% $50	+0% $85	+5% $120	+10% $155
Rate	-1.0pp $137	-0.5pp $111	base $85	+0.5pp $58	+1.0pp $31

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $103,000 Active 39 DOM
2. 2026-06-21
   days on market $103,000 Active 38 DOM
3. 2026-06-18
   days on market $103,000 Active 36 DOM
4. 2026-06-17
   days on market $103,000 Active 35 DOM
5. 2026-06-16
   days on market $103,000 Active 34 DOM
6. 2026-06-15
   days on market $103,000 Active 33 DOM
7. 2026-06-13
   days on market $103,000 Active 31 DOM
8. 2026-06-12
   days on market $103,000 Active 30 DOM
9. 2026-06-09
   days on market $103,000 Active 27 DOM
10. 2026-06-08
    days on market $103,000 Active 26 DOM
11. 2026-06-07
    days on market $103,000 Active 25 DOM
12. 2026-06-07
    days on market $103,000 Active 24 DOM
13. 2026-06-04
    days on market $103,000 Active 21 DOM
14. 2026-06-02
    days on market $103,000 Active 20 DOM
15. 2026-06-01
    days on market $103,000 Active 19 DOM
16. 2026-05-31
    days on market $103,000 Active 18 DOM
17. 2026-05-12
    listed $103,000 Active 483-char remark

    Show marketing remark (483 chars)

    This charming 3-bedroom, 1-bath home offers a comfortable layout with a spacious living room, kitchen/dining combo, and a bright sunroom filled with natural light. Situated on 0.37 acres m/l, the property also features a carport, central heat and air, a shingled roof, and classic wood siding for timeless appeal. Whether you're looking for a place to call home or an investment opportunity, this property has plenty of potential. Don't miss your chance--schedule your showing today!

18. 2026-05-12
    listed $103,000 New Listing 483-char remark

    Show marketing remark (483 chars)

    This charming 3-bedroom, 1-bath home offers a comfortable layout with a spacious living room, kitchen/dining combo, and a bright sunroom filled with natural light. Situated on 0.37 acres m/l, the property also features a carport, central heat and air, a shingled roof, and classic wood siding for timeless appeal. Whether you're looking for a place to call home or an investment opportunity, this property has plenty of potential. Don't miss your chance--schedule your showing today!

19. 2022-08-05
    soldstatus

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$647/yr (+$54/mo · 183.7%)

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

Taxation est. · year 1

• Rental income: $10,596
• − Mortgage interest: −$5,770
• − Property taxes: −$352
• − Insurance: −$515
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,996
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,197/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

+0.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $103,000 SOMO
• 2026-05-12 Listed $103,000 CARMLS
• 2022-08-05 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $352 · -0.1% YoY. Source: county tax records.