321 N 24th St · Unionville, MO 63565

$63,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 142 Days on market

Built 1900 $59/sqft · 57% below area ↓ 17% 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
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

Key facts

• Great neighborhood
• Easy access to park
• 2 garage spots

Tags

• GREAT NEIGHBORHOOD
• EASY ACCESS TO PARK
• COMMUNITY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#361 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Putnam County R-I (rural): math 43% / reading 48% proficiency, ranked #100 of 324 in MO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($436 loan paydown + $2k appreciation (2.5% local appreciation)).
• Putnam County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $145,750
• List price: $63,000
• Delta: -56.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 27th St	0.24mi	2/1.5	1,100 (+3%)	1mo	$169,000	$154	80
2013 Monroe St	0.25mi	2/1.0	962 (-10%)	2mo	$122,500	$127	71
307 N 25th St	0.08mi	3/1.0 (+1)	960 (-10%)	11mo	$187,500	$195	66
510 S 18th St	0.59mi	2/1.5	1,026 (-4%)	4mo	$80,000	$78	61

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

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.67×
• Total profit: $29,395
• Equity at exit: $26,534

10-year hold

• IRR: 31.1%
• Equity multiple: 5.18×
• Total profit: $73,823
• Equity at exit: $39,548

Cash invested: $17,640 (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 63565

• Home prices YoY: 1.4%
• Active inventory: 102
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $369

Break-even live

Break-even rent $486

Max offer price $63,000

Occupancy floor 56%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   price $63,000 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

2. 2026-05-15
   price $63,000 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

3. 2026-04-01
   price $69,500 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

4. 2026-03-09
   price $69,500 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

5. 2026-01-05
   listed $75,500 Active 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

6. 2025-11-05
   listed $75,500 Active 344-char remark

   Show marketing remark (344 chars)

   Charming 2 bedroom, 1 bathroom home in a great neighborhood! This adorable property offers a cozy living space, and a large 2 car garage for storage or hobby needs. Enjoy easy access to the park, fairgrounds, and community swimming pool all just steps away. Perfect for simple, comfortable living in a fantastic location! Come take a look soon!

7. 2001-05-15
   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: $325 · $27/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: +$286/yr (+$24/mo · 87.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,436
• − Mortgage interest: −$3,529
• − Property taxes: −$325
• − Insurance: −$315
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,833
• Taxable income: $3,604
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,564/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: Putnam County R-I
• NCES district ID: 2925640
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $37,212
• Composite: 37.82/100
• National rank: #4334
• State rank: #100 of 324 in MO

Livability — Unionville

• Score: 63/100
• State rank: #361
• US rank: #15905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unionville, MO
• Population (ZIP): 3,975

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 4,530 people
• By 2030: 4,318 · -4.7%
• By 2040: 3,922 · -13.4%
• By 2050: 3,563 · -21.3%
• By 2075: 2,855 · -37.0%
• By 2100: 2,162 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Portuguese 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+70.3) · D 14.6% · R 84.9%
• 2008→2024 swing: -32.0pp toward R · 2008: -38.3pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+68.7 2016: R+67.6 2012: R+47.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 183.3099
• 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

-16.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $63,000 NECAR
• 2026-05-15 Price Changed $63,000 IAR
• 2026-04-01 Price Changed $69,500 NECAR
• 2026-03-09 Price Changed $69,500 IAR
• 2026-01-05 Listed $75,500 NECAR
• 2025-11-05 Listed $75,500 IAR
• 2001-05-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $325 · +10.6% YoY. Source: county tax records.