65 Remnant Way · Steelville, MO 65565

$35,000

1 bd · 1.0 ba · 1,344 sqft · SingleFamily · 1 Days on market

Built 2017 Fair condition 0.57 ac lot

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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 +5.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Tucked away in the heart of Missouri's outdoor paradise, this unique Steelville property offers an opportunity to create your own retreat in one of the state's most sought-after recreational destinations. Situated on a half-acre lot, this 1-bedroom, 1-bath unfinished home is ready for your vision and creativity to bring it to life. Imagine spending your days exploring the natural beauty that surrounds you. Located near several state parks, the scenic Meramec River, the Ozark National Scenic Riverways, and the vast Mark Twain National Forest, this property places endless outdoor adventure right at your doorstep. Whether you enjoy kayaking crystal-clear rivers, camping under the stars, hiking

Key facts

• Scenic meramec river
• Near state parks
• Half acre lot

Tags

• HALF ACRE LOT
• NEAR STATE PARKS
• SCENIC MERAMEC RIVER
• MARK TWAIN NATIONAL FOREST
• OUTDOOR LIVING
• EQUIPMENT STORAGE

Property features AI

Exterior

• Utilities: Well water; Septic tank sewer; Electric service (unspecified)
• Home design: Single-family residence; Residential property; One story
• Construction: Built with other/unspecified construction materials
• Exterior features: Property has many trees

Interior

• Bedrooms: 1 bedroom on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Other heating; No central cooling
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $35k).
• Cap rate 23.4% vs local median 1.8% in Steelville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#320 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Steelville R-III (rural): math 31% / reading 41% proficiency, ranked #217 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Steelville Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 369 students, 54% FRL); Steelville High (math 32% / reading 67%, grade D, #124 of 521 statewide, top 28%, 291 students, 49% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 50 active listings in the ZIP; 23 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $487 of equity ($242 loan paydown + $245 appreciation (0.7% local appreciation)).
• Crawford County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $35,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 2.68% ✓
• Cap rate: 23.43%
• Cash-on-cash: 61.22%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.7%
• Equity multiple: 4.27×
• Total profit: $31,998
• Equity at exit: $11,404

10-year hold

• IRR: 65.2%
• Equity multiple: 8.64×
• Total profit: $74,872
• Equity at exit: $14,742

Cash invested: $9,800 (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 65565

• Home prices YoY: 0.3%
• Active inventory: 50
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $500

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $35,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,268
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,018
• Taxable income: $5,786
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $4,611/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including landscaping and interior painting, to improve its curb appeal and resale value.

Repairs flagged

• Major landscaping — Overgrown vegetation needs trimming
• Minor exterior siding — No visible damage

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and resale value
• Both interior painting — Improves interior appearance and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
exterior siding · No visible damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Both interior painting — Improves interior appearance and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Steelville R-III
• NCES district ID: 2929430
• Math proficiency: 31% ▲ 2.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $34,116
• Composite: 29.63/100
• National rank: #6471
• State rank: #217 of 324 in MO

Livability — Steelville

• Score: 64/100
• State rank: #320
• US rank: #14621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,685

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 24,107 people
• By 2030: 23,619 · -2.0%
• By 2040: 22,404 · -7.1%
• By 2050: 21,042 · -12.7%
• By 2075: 18,239 · -24.3%
• By 2100: 15,147 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+62.2) · D 18.5% · R 80.7%
• 2008→2024 swing: -41.4pp toward R · 2008: -20.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+59.5 2012: R+36.4 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 226.2856
• 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

1 event — show timeline

• 2026-06-17 Listed $35,000 MARIS as Distributed by MLS Grid