504 E 6th St · Maryville, MO 64468

$85,000

2 bd · 1.0 ba · 630 sqft · Other public records · 373 Days on market

Built 1950 8,712 sqft lot

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Why this score? — see what drove the C- 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 bedroom, 1 bath home. Large kitchen with nice wood cabinets, oak floors in kitchen, living room and bedrooms. Full, nearly level lot with detached garage, washer, dryer and range. This home only needs a refrigerator and it would be move in ready. Investors take note.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Fiber internet available
• Home design: Single-family residence; Residential property; Ranch style; Located inside city limits; Paved public road access
• Construction: Metal siding; Composition roof
• Exterior features: Deck; Outbuilding

Interior

• Kitchen: Built-in electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Full basement with inside entrance and walk-up access; Ranch floor plan
• Laundry & utility: Washer and dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (1.6% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Maryville — 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 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-5,066
• Equity at exit: $12,674

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $6,727
• Equity at exit: $7,349

Cash invested: $23,800 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 134
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $137

Break-even live

Break-even rent $663

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $185	-5% $161	+0% $137	+5% $113	+10% $89
Rent	-10% $71	-5% $104	+0% $137	+5% $170	+10% $203
Rate	-1.0pp $180	-0.5pp $159	base $137	+0.5pp $115	+1.0pp $93

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 373 DOM
2. 2026-06-18
   days on market $85,000 Active 371 DOM
3. 2026-06-17
   days on market $85,000 Active 370 DOM
4. 2026-06-16
   days on market $85,000 Active 369 DOM
5. 2026-06-15
   days on market $85,000 Active 368 DOM
6. 2026-06-13
   days on market $85,000 Active 366 DOM
7. 2026-06-12
   days on market $85,000 Active 365 DOM
8. 2026-06-09
   days on market $85,000 Active 362 DOM
9. 2026-06-08
   days on market $85,000 Active 361 DOM
10. 2026-06-07
    days on market $85,000 Active 360 DOM
11. 2026-06-07
    days on market $85,000 Active 359 DOM
12. 2026-06-04
    days on market $85,000 Active 356 DOM
13. 2026-06-02
    days on market $85,000 Active 355 DOM
14. 2026-06-01
    days on market $85,000 Active 354 DOM
15. 2026-05-31
    days on market $85,000 Active 353 DOM
16. 2025-07-09
    price $85,000
17. 2025-06-12
    listed $99,900 Active
18. 2015-10-15
    soldstatus 274-char remark

    Show marketing remark (274 chars)

    Nice 2 bedroom, 1 bath home. Large kitchen with nice wood cabinets, oak floors in kitchen, living room and bedrooms. Full, nearly level lot with detached garage, washer, dryer and range. This home only needs a refrigerator and it would be move in ready. Investors take note.

19. 2015-09-11
    listed $25,000 274-char remark

    Show marketing remark (274 chars)

    Nice 2 bedroom, 1 bath home. Large kitchen with nice wood cabinets, oak floors in kitchen, living room and bedrooms. Full, nearly level lot with detached garage, washer, dryer and range. This home only needs a refrigerator and it would be move in ready. Investors take note.

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$317/yr (+$26/mo · 62.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,034
• − Mortgage interest: −$4,761
• − Property taxes: −$507
• − Insurance: −$425
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,473
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,583/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: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

+240.0% since first listed

4 events — show timeline

• 2025-07-09 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2015-10-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-09-11 Listed $25,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $507 · +2.3% YoY. Source: county tax records.