1008 E Mondy St · Salem, MO 65560

$67,500

3 bd · 1.5 ba · 1,344 sqft · Other public records · 9 Days on market

Built 1955 9,448 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

VALUE-ADD INVESTMENT OPPORTUNITY IN SALEM! Attention investors, landlords, and rehabbers! This value-add property offers strong income-producing potential and multiple exit strategies. Currently configured as a 3-bedroom, 1 & 1/2-bath home, the layout presents separate front and rear entrances for each side. Located on a quiet street within the Salem R-80 School District, this property is ideal for investors seeking a fix-and-flip, BRRRR strategy, long-term rental, house hack, or cash-flowing addition to an existing portfolio. With solid square footage and a functional layout, this property is ready for renovation and repositioning. The detached shed/garage provides additional stora

Key facts

• Detached shed/garage
• 9,448 sq ft lot
• Built 1955

Tags

• RENTAL INCOME POTENTIAL
• DETACHED SHED/GARAGE
• QUIET RESIDENTIAL STREET

Property features AI

Finance

• Financial info: No second mortgage reported; Lease considered: No

Exterior

• Utilities: Public water; Electricity connected
• Home design: Residential income property; 2–4 unit property
• Construction: Construction: Other
• Exterior features: Lot of approximately 0.2169 acres; No pool

Interior

• Bedrooms: No main or upper level bedrooms listed
• Bathrooms: No main or upper level bathrooms listed
• Interior features: Forced air heating; Electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $68k).
• Cap rate 11.7% vs local median 2.7% in Salem — 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 69/100 on livability (#157 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities C-, commute F, employment F.
• Salem R-80 (town): math 25% / reading 41% proficiency, ranked #253 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wm. H. Lynch Elem. (247 students, 50% FRL); Salem Sr. High (math 8% / reading 47%, grade F, #417 of 521 statewide, top 80%, 616 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 3 units permitted in Dent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($467 loan paydown + $4k appreciation (5.7% local appreciation)).
• Dent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,500

Questions for the listing agent

1. Built in 1955 — 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 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: 1.34% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.99×
• Total profit: $37,539
• Equity at exit: $40,974

10-year hold

• IRR: 29.0%
• Equity multiple: 6.06×
• Total profit: $95,545
• Equity at exit: $73,077

Cash invested: $18,900 (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 65560

• Home prices YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $305

Break-even live

Break-even rent $519

Max offer price $67,500

Occupancy floor 61%

Sensitivity live

Price	-10% $343	-5% $324	+0% $305	+5% $286	+10% $267
Rent	-10% $234	-5% $270	+0% $305	+5% $341	+10% $377
Rate	-1.0pp $339	-0.5pp $322	base $305	+0.5pp $288	+1.0pp $270

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $67,500 Active 9 DOM
2. 2026-06-18
   days on market $67,500 Active 7 DOM
3. 2026-06-17
   days on market $67,500 Active 6 DOM
4. 2026-06-16
   days on market $67,500 Active 5 DOM
5. 2026-06-15
   days on market $67,500 Active 4 DOM
6. 2026-06-13
   days on market $67,500 Active 2 DOM
7. 2026-06-12
   listing id $67,500 Active 1 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   listed $67,500 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: $334 · $28/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$320/yr (+$27/mo · 95.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,864
• − Mortgage interest: −$3,781
• − Property taxes: −$334
• − Insurance: −$338
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$1,964
• Taxable income: $2,710
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,013/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: Salem R-80
• NCES district ID: 2927090
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $32,306
• Composite: 26.94/100
• National rank: #7082
• State rank: #253 of 324 in MO

Livability — Salem

• Score: 69/100
• State rank: #157
• US rank: #8725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, MO
• Population (ZIP): 13,634

Population outlook (Dent County) Hauer SSP2

• Today (2025): 15,149 people
• By 2030: 14,734 · -2.7%
• By 2040: 13,862 · -8.5%
• By 2050: 12,959 · -14.5%
• By 2075: 11,217 · -26.0%
• By 2100: 9,399 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · China

Political lean MEDSL · Dent

• 2024 margin: Solid R (+70.2) · D 14.4% · R 84.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -37.8pp · 2024: -70.2pp
• All cycles: 2024: R+70.2 2020: R+69.0 2016: R+68.2 2012: R+49.6 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 238.9175
• 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

2 events — show timeline

• 2026-06-08 Listed $67,500 MARIS as Distributed by MLS Grid
• 1996-10-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $334 · +4.9% YoY. Source: county tax records.