806 N Galloway Rd · Vandalia, MO 63382

$45,000

4 bd · 2.0 ba · 1,928 sqft · Other public records · 33 Days on market

Built 1967 1.45 ac lot ↓ 10% since listing

---

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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of room! Will be active for showings 4/3/26 - looking for a CASH buyer, seller to do no repairs.

Key facts

• 1.45 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#324 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Van-Far R-I (rural): math 30% / reading 41% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1967 — 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 F-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: 2.81% ✓
• Cap rate: 24.55%
• Cash-on-cash: 65.19%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.7%
• Equity multiple: 6.41×
• Total profit: $68,122
• Equity at exit: $40,540

10-year hold

• IRR: 70.8%
• Equity multiple: 14.20×
• Total profit: $166,368
• Equity at exit: $87,425

Cash invested: $12,600 (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 63382

• Home prices YoY: 7.5%
• Active inventory: 14
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $684

Break-even live

Break-even rent $397

Max offer price $45,000

Occupancy floor 41%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending 101-char remark

   Show marketing remark (101 chars)

   Lots of room! Will be active for showings 4/3/26 - looking for a CASH buyer, seller to do no repairs.

2. 2026-04-21
   price $45,000 101-char remark

   Show marketing remark (101 chars)

   Lots of room! Will be active for showings 4/3/26 - looking for a CASH buyer, seller to do no repairs.

3. 2026-04-03
   listed $50,000 Active 101-char remark

   Show marketing remark (101 chars)

   Lots of room! Will be active for showings 4/3/26 - looking for a CASH buyer, seller to do no repairs.

4. 2026-03-28
   historical $50,000 101-char remark

   Show marketing remark (101 chars)

   Lots of room! Will be active for showings 4/3/26 - looking for a CASH buyer, seller to do no repairs.

5. 2026-03-20
   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: $703 · $59/mo
• Projected year-2 tax: $703 · $59/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 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,157
• − Mortgage interest: −$2,521
• − Property taxes: −$703
• − Insurance: −$225
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,309
• Taxable income: $7,973
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $6,300/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-Far R-I
• NCES district ID: 2930780
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $37,980
• Composite: 29.57/100
• National rank: #6486
• State rank: #218 of 324 in MO

Livability — Vandalia

• Score: 64/100
• State rank: #324
• US rank: #14831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandalia, MO
• City population: 4,127
• Population (ZIP): 4,127

Population outlook (Audrain County) Hauer SSP2

• Today (2025): 27,791 people
• By 2030: 28,684 · +3.2%
• By 2040: 30,598 · +10.1%
• By 2050: 32,319 · +16.3%
• By 2075: 36,395 · +31.0%
• By 2100: 37,277 · +34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Audrain

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -16.1pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+47.2 2016: R+44.0 2012: R+26.6 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.81%
• Current HPI: 182.948
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $50,000 MARIS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $50,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $703 · -1.1% YoY. Source: county tax records.