10036 Oak Dr · Bismarck, MO 63624

$29,000

2 bd · 1.0 ba · 576 sqft · Other public records · 6 Days on market

Built 1959 0.29 ac lot $10/mo HOA · 1% of rent ↓ 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quaint cabin in a lake community! This 2-bed, 1 bath property is situated on a double lot with over 500 square feet of living space. Wanting a private getaway or potential investment property? This is the property for you! Schedule your private showing today!

Key facts

• 0.29 acre lot
• Built 1959
• Listed 6 days

Property features AI

Finance

• HOA & community: Holiday Shores association; Annual association fee of $125; Association amenities include a lake and other shared features

Exterior

• Utilities: No public water source; Septic tank; Electricity connected
• Home design: Residential cabin; Single-story
• Construction: Block construction
• Exterior features: Level lot

Interior

• Kitchen: Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 half bathroom (on the main level)
• Heating & cooling: Space heater; Window air conditioning units
• Interior features: Pellet stove fireplace; Microwave
• Laundry & utility: Electricity connected; 220-volt electrical service

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $29k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $29k).

Location & tenants

• Location reads 58/100 on livability (#583 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Valley R-VI (rural): math 28% / reading 41% proficiency, ranked #230 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Valley High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 183 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($200 loan paydown + $3k appreciation (10.0% local appreciation)).
• Washington County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.75% ✓
• Cap rate: 24.84%
• Cash-on-cash: 66.24%
• DSCR: 3.95
• 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: 77.7%
• Equity multiple: 6.46×
• Total profit: $44,342
• Equity at exit: $26,125

10-year hold

• IRR: 71.7%
• Equity multiple: 14.32×
• Total profit: $108,131
• Equity at exit: $56,341

Cash invested: $8,120 (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 63624

• Home prices YoY: 23.8%
• Active inventory: 23
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$7 /mo · $79/yr
• Insurance: −$12
• HOA: −$10
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $448

Break-even live

Break-even rent $229

Max offer price $29,000

Occupancy floor 39%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 5 events

1. 2026-06-12
   statusdays on market $29,000 Pending 6 DOM
2. 2026-06-09
   days on market $29,000 Active 3 DOM
3. 2026-06-08
   days on market $29,000 Active 2 DOM
4. 2026-06-07
   remarks 216-char remark
5. 2026-06-07
   listed $29,000 Active 1 DOM

ⓘ 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: $79 · $7/mo
• Projected year-2 tax: $281 · $23/mo
• Expected delta: +$202/yr (+$17/mo · 256.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,554
• − Mortgage interest: −$1,624
• − Property taxes: −$79
• − Insurance: −$145
• − Repairs & maintenance: −$764
• − Management: −$764
• − HOA: −$120
• − Depreciation: −$844
• Taxable income: $5,213
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $4,128/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: Valley R-VI
• NCES district ID: 2930720
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $40,678
• Composite: 29.0/100
• National rank: #6616
• State rank: #230 of 324 in MO

Livability — Bismarck

• Score: 58/100
• State rank: #583
• US rank: #20759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,507

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,761 people
• By 2030: 22,923 · -3.5%
• By 2040: 20,992 · -11.7%
• By 2050: 18,849 · -20.7%
• By 2075: 13,749 · -42.1%
• By 2100: 9,016 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Native American 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -65.3pp toward R · 2008: 0.1pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.6 2016: R+55.2 2012: R+18.6 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 61.65%
• Current HPI: 320.8335
• 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

-17.1% since first listed

5 events — show timeline

• 2026-06-06 Listed $29,000 MARIS as Distributed by MLS Grid
• 2025-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-08 Pending — MARIS as Distributed by MLS Grid
• 2025-06-04 Price Changed $29,000 MARIS as Distributed by MLS Grid
• 2025-05-18 Listed $35,000 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $79 · +12.5% YoY. Source: county tax records.