2802 2nd St · Vandiver, MO 65265

$169,500

3 bd · 1.0 ba · 1,064 sqft · Other public records · 20 Days on market

Built 1960 7,200 sqft lot $159/sqft · 6% below area Est $181k · 6% under

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +10.3/15.0
• DSCR +4.1/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home on unfinished basement with fenced yard and small back deck. Located on quiet street but close to highway. Home sold AS IS, no seller disclosure. Addendums to sign. Buyer to verify all information. THIS PROPERTY HAS BEEN PLACED IN AN UPCOMING AUCTION EVENT. ALL OFFERS TO BE PLACED ONLINE AT WWW. AUCTION. COM. REGISTRATION AT WWW. AUCTION. COM/BROKER-REGISTRATION/RESIDENTIAL. PHP. PRE-AUCTION BIDS AVAILABLE NOW. AUCTION DATES FROM 09/30/17 thru 10/04/2017.

Key facts

• 7,200 sq ft lot
• Built 1960
• Listed 20 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Paved open parking; no garage
• Utilities: Public water
• Home design: Single family residence; Zoned R-1 (one-family dwelling)
• Construction: Sump pump in basement
• Exterior features: Covered patio/porch; Deck; Front porch; Wood privacy fencing in back yard; Paved road access

Interior

• Kitchen: Includes refrigerator, microwave, dishwasher, built-in electric oven
• Bedrooms: Total rooms: 2
• Flooring: Wood flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Refrigerator; Microwave; Dishwasher; Built-in electric oven; Sump pump in basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $12 ($138/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 $130k (23.5% below list).
• Recommended offer: $130k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#771 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, amenities F, commute F.
• Mexico 59 (town): math 31% / reading 38% proficiency, ranked #229 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcmillan Early Learning Center (360 students, 100% FRL); Mexico Middle (math 33% / reading 34%, grade F, #260 of 391 statewide, top 67%, 503 students, 100% FRL); Mexico High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 746 students, 53% FRL) — zoned schools average 84% FRL vs 52% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 27 units permitted in Audrain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Audrain County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.

Recommended offer $129,599 (23.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $180,858
• List price: $169,500
• Delta: -6.28%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-26,812
• Equity at exit: $25,273

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,722
• Equity at exit: $14,655

Cash invested: $47,460 (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 65265

• Home prices YoY: -30.2%
• Active inventory: 134
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $12

Break-even live

Break-even rent $1,281

Max offer price $169,500

Occupancy floor 94%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   statusdays on market $169,500 Pending 20 DOM
2. 2026-06-02
   days on market $169,500 Active 19 DOM
3. 2026-06-01
   days on market $169,500 Active 18 DOM
4. 2026-05-31
   days on market $169,500 Active 17 DOM
5. 2026-05-13
   listed $172,500 Active 416-char remark
6. 2026-05-13
   listed $172,500 Active 416-char remark
7. 2024-10-07
   soldstatus
8. 2022-09-01
   soldstatus
9. 2017-11-17
   soldstatus

   Show marketing remark (470 chars)

   Ranch home on unfinished basement with fenced yard and small back deck. Located on quiet street but close to highway. Home sold AS IS, no seller disclosure. Addendums to sign. Buyer to verify all information. THIS PROPERTY HAS BEEN PLACED IN AN UPCOMING AUCTION EVENT. ALL OFFERS TO BE PLACED ONLINE AT WWW. AUCTION. COM. REGISTRATION AT WWW. AUCTION. COM/BROKER-REGISTRATION/RESIDENTIAL. PHP. PRE-AUCTION BIDS AVAILABLE NOW. AUCTION DATES FROM 09/30/17 thru 10/04/2017.

10. 2017-08-07
    listed $14,500

    Show marketing remark (470 chars)

    Ranch home on unfinished basement with fenced yard and small back deck. Located on quiet street but close to highway. Home sold AS IS, no seller disclosure. Addendums to sign. Buyer to verify all information. THIS PROPERTY HAS BEEN PLACED IN AN UPCOMING AUCTION EVENT. ALL OFFERS TO BE PLACED ONLINE AT WWW. AUCTION. COM. REGISTRATION AT WWW. AUCTION. COM/BROKER-REGISTRATION/RESIDENTIAL. PHP. PRE-AUCTION BIDS AVAILABLE NOW. AUCTION DATES FROM 09/30/17 thru 10/04/2017.

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$1,010/yr (+$84/mo · 159.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,552
• − Mortgage interest: −$9,495
• − Property taxes: −$634
• − Insurance: −$848
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,931
• Taxable loss: −$2,843
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $820/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: Mexico 59
• NCES district ID: 2920810
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,152
• Composite: 29.07/100
• National rank: #6601
• State rank: #229 of 324 in MO

Livability — Vandiver

• Score: 54/100
• State rank: #771
• US rank: #23766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandiver, MO
• Population (ZIP): 15,131

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% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 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: ▼ -92.24%
• Current HPI: 213.6163
• 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

+1069.0% since first listed

8 events — show timeline

• 2026-06-03 Pending — CBORMLS
• 2026-05-22 Price Changed $169,500 HMMLS
• 2026-05-22 Price Changed $169,500 CBORMLS
• 2026-05-13 Listed $172,500 CBORMLS
• 2024-10-07 Sold (Public Records) — Public Records
• 2022-09-01 Sold (Public Records) — Public Records
• 2017-11-17 Sold (MLS) — CBORMLS
• 2017-08-07 Listed $14,500 CBORMLS

Property tax history

+0.7%/yr

Latest (2025): $634 · +0.4% YoY. Source: county tax records.