602 U.s. 63 · Vienna, MO 65582

$190,000

3 bd · 3.0 ba · 2,822 sqft · SingleFamily · 69 Days on market

Built 1930 1.00 ac lot $67/sqft · 43% below area Est $335k · 43% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Step into timeless character and space with this charming 3 bedroom, 3 bath home set on a beautiful 1-acre lot. Originally built in 1930 and thoughtfully expanded in 1950, this property blends classic craftsmanship with functional living. From the moment you arrive, you'll appreciate the convenience of the circle drive, mature setting, and spacious yard--perfect for entertaining, gardening, or simply enjoying the outdoors. A 2-car detached garage provides ample storage and parking. Inside, the home offers a unique and inviting layout featuring a spacious kitchen designed for both everyday living and entertaining. Highlights include a stunning copper vent hood, double wall oven, dedicated baker's station, and under-cabinet lighting--ideal for anyone who loves to cook or host. The large family room is a true standout, complete with heated cork floors, abundant built-in storage, and a warm, welcoming feel. Throughout the rest of the home, you'll find beautiful parquet flooring that adds charm and character. The primary suite offers both comfort and convenience with his and her closets, while the additional bedrooms and bathrooms provide plenty of space for family or guests. A full basement adds even more storage or potential for additional living space. This one-of-a-kind property combines vintage appeal, generous space, and unique features you won't find in newer homes. Don't miss your chance to make it your own!

Key facts

• Spacious yard
• Double wall oven
• Baker's station

Tags

• SPACIOUS YARD
• 2 CAR DETACHED GARAGE
• COPPER VENT HOOD
• DOUBLE WALL OVEN
• BAKER'S STATION
• UNDER CABINET LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (29.8% below list).
• Recommended offer: $133k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#459 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Maries County R-I (rural): math 20% / reading 39% proficiency, ranked #272 of 324 in MO (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vienna Elem. (math 17% / reading 37%, grade F, #850 of 1,115 statewide, top 78%, 186 students, 39% FRL); Vienna Middle (math 22% / reading 32%, grade F, #306 of 391 statewide, top 80%, 93 students, 37% FRL); Vienna High (math 24% / reading 54%, grade F, #247 of 521 statewide, top 55%, 167 students, 31% FRL).
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.3% local appreciation)).
• Maries County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,467 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $335,066
• List price: $190,000
• Delta: -43.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.37×
• Total profit: $19,796
• Equity at exit: $99,647

10-year hold

• IRR: 8.5%
• Equity multiple: 2.47×
• Total profit: $78,031
• Equity at exit: $165,683

Cash invested: $53,200 (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 65582

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-259

Break-even live

Break-even rent $1,662

Max offer price $152,572

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-193	+0% $-259	+5% $-324	+10% $-390
Rent	-10% $-364	-5% $-311	+0% $-259	+5% $-206	+10% $-153
Rate	-1.0pp $-163	-0.5pp $-210	base $-259	+0.5pp $-308	+1.0pp $-358

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $190,000 Active 69 DOM
2. 2026-06-19
   days on market $190,000 Active 67 DOM
3. 2026-06-18
   days on market $190,000 Active 66 DOM
4. 2026-06-17
   days on market $190,000 Active 65 DOM
5. 2026-06-16
   days on market $190,000 Active 64 DOM
6. 2026-06-15
   days on market $190,000 Active 63 DOM
7. 2026-06-14
   days on market $190,000 Active 61 DOM
8. 2026-06-12
   days on market $190,000 Active 60 DOM
9. 2026-06-09
   days on market $190,000 Active 57 DOM
10. 2026-06-08
    days on market $190,000 Active 56 DOM
11. 2026-06-07
    days on market $190,000 Active 55 DOM
12. 2026-06-05
    days on market $190,000 Active 52 DOM
13. 2026-06-03
    days on market $190,000 Active 51 DOM
14. 2026-06-02
    days on market $190,000 Active 50 DOM
15. 2026-06-01
    days on market $190,000 Active 49 DOM
16. 2026-05-31
    days on market $190,000 Active 48 DOM
17. 2026-05-30
    days on market $190,000 Active 47 DOM
18. 2026-04-13
    listed $200,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    Step into timeless character and space with this charming 3 bedroom, 3 bath home set on a beautiful 1-acre lot. Originally built in 1930 and thoughtfully expanded in 1950, this property blends classic craftsmanship with functional living. From the moment you arrive, you'll appreciate the convenience of the circle drive, mature setting, and spacious yard--perfect for entertaining, gardening, or simply enjoying the outdoors. A 2-car detached garage provides ample storage and parking. Inside, the home offers a unique and inviting layout featuring a spacious kitchen designed for both everyday living and entertaining. Highlights include a stunning copper vent hood, double wall oven, dedicated baker's station, and under-cabinet lighting--ideal for anyone who loves to cook or host. The large family room is a true standout, complete with heated cork floors, abundant built-in storage, and a warm, welcoming feel. Throughout the rest of the home, you'll find beautiful parquet flooring that adds charm and character. The primary suite offers both comfort and convenience with his and her closets, while the additional bedrooms and bathrooms provide plenty of space for family or guests. A full basement adds even more storage or potential for additional living space. This one-of-a-kind property combines vintage appeal, generous space, and unique features you won't find in newer homes. Don't miss your chance to make it your own!

19. 2026-04-10
    listed $200,000 Active

ⓘ 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: $16,016
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$5,527
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-1,540/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: Maries County R-I
• NCES district ID: 2930870
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $46,008
• Composite: 25.33/100
• National rank: #7481
• State rank: #272 of 324 in MO

Livability — Vienna

• Score: 61/100
• State rank: #459
• US rank: #18460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vienna, MO
• Population (ZIP): 2,121

Population outlook (Maries County) Hauer SSP2

• Today (2025): 8,458 people
• By 2030: 8,165 · -3.5%
• By 2040: 7,523 · -11.1%
• By 2050: 6,884 · -18.6%
• By 2075: 5,825 · -31.1%
• By 2100: 5,245 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Native American 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Maries

• 2024 margin: Solid R (+67.5) · D 15.8% · R 83.3%
• 2008→2024 swing: -40.0pp toward R · 2008: -27.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+64.5 2016: R+61.5 2012: R+41.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.30%
• Current HPI: 143.9953
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $200,000 JCMLS
• 2026-04-10 Listed $200,000 CBORMLS