7355 W Highway 72 · Ironton, MO 63650

$29,900

3 bd · 1.0 ba · 1,379 sqft · Manufactured · 51 Days on market

Built 1963 0.80 ac lot $22/sqft · 89% below area ↓ 15% 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

Investor opportunity just outside of Ironton on Missouri Route 72! This property sits in a highly visible, easily accessible location with strong potential for value-add. Home is in poor condition and being sold as-is, making it ideal for investors or renovation projects. Property features three wells, including a new well pump installed on one, and a recently added 200-amp electrical service, providing a solid opportunity for future improvements.

Key facts

• 0.8 acre lot
• Built 1963
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Electricity connected (single-phase)
• Home design: Single-family residence; Residential property; One story
• Construction: Wood siding construction; Built above grade (living area reported from public records)
• Exterior features: Front yard; Native plants and natural foliage

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Cooling: Other
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% 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.

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (9.6% local appreciation)).
• At projected returns (9.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
5. 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.
6. 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: 4.02% ✓
• Cap rate: 36.90%
• Cash-on-cash: 109.31%
• DSCR: 5.86
• GRM: 2.1

CMA / ARV

• ARV (median comp): $278,796
• List price: $29,900
• Delta: -89.28%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.65×
• Total profit: $64,087
• Equity at exit: $26,111

10-year hold

• IRR: —
• Equity multiple: 18.96×
• Total profit: $150,347
• Equity at exit: $55,453

Cash invested: $8,372 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $763

Break-even live

Break-even rent $236

Max offer price $29,900

Occupancy floor 32%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $29,900 Active 51 DOM
2. 2026-06-17
   days on market $29,900 Active 50 DOM
3. 2026-06-16
   days on market $29,900 Active 49 DOM
4. 2026-06-15
   days on market $29,900 Active 48 DOM
5. 2026-06-13
   days on market $29,900 Active 46 DOM
6. 2026-06-12
   days on market $29,900 Active 45 DOM
7. 2026-06-09
   days on market $29,900 Active 42 DOM
8. 2026-06-08
   days on market $29,900 Active 41 DOM
9. 2026-06-07
   days on market $29,900 Active 40 DOM
10. 2026-06-07
    days on market $29,900 Active 39 DOM
11. 2026-06-04
    pricedays on market $29,900 Active 36 DOM
12. 2026-06-02
    days on market $35,000 Active 35 DOM
13. 2026-06-01
    days on market $35,000 Active 34 DOM
14. 2026-05-31
    days on market $35,000 Active 33 DOM
15. 2026-04-29
    listed $35,000 Active 451-char remark
16. 2026-04-28
    historical $35,000 451-char remark
17. 2025-12-30
    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: $210 · $17/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$80/yr (+$7/mo · 38.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: −$1,675
• − Property taxes: −$210
• − Insurance: −$150
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$870
• Taxable income: $9,210
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $6,941/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

• City population: 3,688
• Population (ZIP): 3,688

Population outlook (Madison County) Hauer SSP2

• Today (2025): 12,728 people
• By 2030: 12,838 · +0.9%
• By 2040: 12,913 · +1.5%
• By 2050: 12,744 · +0.1%
• By 2075: 12,073 · -5.1%
• By 2100: 10,940 · -14.0%

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 · Madison

• 2024 margin: Solid R (+64.9) · D 17.1% · R 82.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -17.0pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+62.8 2016: R+58.2 2012: R+33.2 2008: R+17.0

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

-14.6% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $35,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $35,000 MARIS as Distributed by MLS Grid
• 2025-12-30 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $210 · -0.5% YoY. Source: county tax records.