1010 Mead Ln · Iron Mountain Lake, MO 63650

$60,000

4 bd · 1.0 ba · 1,328 sqft · SingleFamily · 70 Days on market

Built 2024 Good condition $45/sqft · 87% below area $50/mo HOA · 4% of rent

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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 +9.8/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Start your lake life now! Come enjoy all that Lake Hanna has to offer! Boating, fishing, swimming, and ATV trails galore! This cabin is roomy and can comfortably accommodate large families. 4 separate bedrooms and a loft, ensuring everyone has a space. Primary bedroom has a large add on that could be finished into more living space, or a huge primary bathroom! Bring your visions! Enjoy the large living room to relax in after spending all day out on the lake. Cabin is sold as is, but you can come enjoy it right away, or finish a few projects for a seamless look. Come take a look and snag this beauty before its summer!

Key facts

• Boating
• Lake hanna
• Large living room

Tags

• LAKE HANNA
• BOATING
• FISHING
• SWIMMING
• ATV TRAILS
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#966 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Bismarck R-V (rural): math 18% / reading 31% proficiency, ranked #292 of 324 in MO (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (9.6% local appreciation)).
• At projected returns (9.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.19% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.81%
• DSCR: 2.82
• GRM: 3.8

CMA / ARV

• ARV (median comp): $454,969
• List price: $60,000
• Delta: -86.81%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 5.02×
• Total profit: $67,562
• Equity at exit: $52,396

10-year hold

• IRR: 49.2%
• Equity multiple: 11.12×
• Total profit: $170,054
• Equity at exit: $111,276

Cash invested: $16,800 (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 63650

• Home prices YoY: 4.6%
• Active inventory: 31
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$50
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $571

Break-even live

Break-even rent $588

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $613	-5% $592	+0% $571	+5% $551	+10% $530
Rent	-10% $468	-5% $520	+0% $571	+5% $623	+10% $675
Rate	-1.0pp $602	-0.5pp $587	base $571	+0.5pp $556	+1.0pp $540

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 70 DOM
2. 2026-06-21
   days on market $60,000 Active 69 DOM
3. 2026-06-18
   days on market $60,000 Active 67 DOM
4. 2026-06-17
   days on market $60,000 Active 66 DOM
5. 2026-06-16
   days on market $60,000 Active 65 DOM
6. 2026-06-15
   days on market $60,000 Active 64 DOM
7. 2026-06-13
   days on market $60,000 Active 62 DOM
8. 2026-06-12
   days on market $60,000 Active 61 DOM
9. 2026-06-09
   pricedays on market $60,000 Active 58 DOM
10. 2026-06-08
    days on market $65,000 Active 57 DOM
11. 2026-06-07
    days on market $65,000 Active 56 DOM
12. 2026-06-05
    days on market $65,000 Active 54 DOM
13. 2026-06-04
    days on market $65,000 Active 52 DOM
14. 2026-06-02
    days on market $65,000 Active 51 DOM
15. 2026-06-01
    days on market $65,000 Active 50 DOM
16. 2026-05-31
    days on market $65,000 Active 49 DOM
17. 2026-04-12
    listed $65,000 Active 624-char remark

    Show marketing remark (624 chars)

    Start your lake life now! Come enjoy all that Lake Hanna has to offer! Boating, fishing, swimming, and ATV trails galore! This cabin is roomy and can comfortably accommodate large families. 4 separate bedrooms and a loft, ensuring everyone has a space. Primary bedroom has a large add on that could be finished into more living space, or a huge primary bathroom! Bring your visions! Enjoy the large living room to relax in after spending all day out on the lake. Cabin is sold as is, but you can come enjoy it right away, or finish a few projects for a seamless look. Come take a look and snag this beauty before its summer!

ⓘ 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: $15,737
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − HOA: −$600
• − Depreciation: −$1,745
• Taxable income: $6,313
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,341/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 · 13 photos

Good 75/100 Cosmetic rehab

This lakefront cabin is in good condition with modern updates and a good location. Minor repairs and maintenance are needed to keep it in top shape.

Repairs flagged

• Minor staircase — plywood steps need securing
• Minor exterior siding — slight wear on blue siding

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both repair staircase — improves safety and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
staircase · plywood steps need securing	Minor	$500–3,000
exterior siding · slight wear on blue siding	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both repair staircase — improves safety and aesthetics ↑

ⓘ 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: Bismarck R-V
• NCES district ID: 2905130
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $37,135
• Composite: 20.36/100
• National rank: #8602
• State rank: #292 of 324 in MO

Livability — Iron Mountain Lake

• Score: 44/100
• State rank: #966
• US rank: #26705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,688

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.62%
• Current HPI: 219.3664
• 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

• 2026-04-12 Listed $65,000 MARIS as Distributed by MLS Grid