300 W Walker · Marceline, MO 64658

$167,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 90 Days on market

Built 2001 0.40 ac lot

---

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).

• Appreciation +9.9/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Spacious three-bedroom, two full-bath home located in Marceline, Missouri. Offering 1,782 square feet of living space, this home features generously sized rooms and a comfortable, functional layout. All appliances stay, making it truly move-in ready. Situated on a large lot totaling approximately . 4 acres, there's plenty of room to enjoy the yard, garden, or outdoor activities. A great opportunity for those looking for space, convenience, and small-town living.

Key facts

• Move-in ready
• Large lot
• 0.4 acre lot

Tags

• LARGE LOT
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (33.5% below list).
• Recommended offer: $111k (33.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#96 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Marceline R-V (rural): math 64% / reading 59% proficiency, ranked #13 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (9.8% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,319 (33.5% 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 90 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.66% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.72×
• Total profit: $80,507
• Equity at exit: $148,573

10-year hold

• IRR: 19.4%
• Equity multiple: 6.18×
• Total profit: $243,017
• Equity at exit: $317,962

Cash invested: $46,900 (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 64658

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-133

Break-even live

Break-even rent $1,281

Max offer price $144,034

Occupancy floor —

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Spacious three-bedroom, two full-bath home located in Marceline, Missouri. Offering 1,782 square feet of living space, this home features generously sized rooms and a comfortable, functional layout. All appliances stay, making it truly move-in ready. Situated on a large lot totaling approximately . 4 acres, there's plenty of room to enjoy the yard, garden, or outdoor activities. A great opportunity for those looking for space, convenience, and small-town living.

2. 2026-02-04
   listed $167,500 Active 466-char remark

   Show marketing remark (466 chars)

   Spacious three-bedroom, two full-bath home located in Marceline, Missouri. Offering 1,782 square feet of living space, this home features generously sized rooms and a comfortable, functional layout. All appliances stay, making it truly move-in ready. Situated on a large lot totaling approximately . 4 acres, there's plenty of room to enjoy the yard, garden, or outdoor activities. A great opportunity for those looking for space, convenience, and small-town living.

3. 2018-04-06
   soldstatus

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$856/yr (+$71/mo · 111.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,358
• − Mortgage interest: −$9,383
• − Property taxes: −$769
• − Insurance: −$838
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$4,873
• Taxable loss: −$4,641
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-480/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: Marceline R-V
• NCES district ID: 2920050
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $42,608
• Composite: 51.64/100
• National rank: #1699
• State rank: #13 of 324 in MO

Livability — Marceline

• Score: 72/100
• State rank: #96
• US rank: #6432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marceline, MO
• Population (ZIP): 3,112

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.81%
• Current HPI: 258.5949
• 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

3 events — show timeline

• 2026-05-05 Pending — RCBR
• 2026-02-04 Listed $167,500 RCBR
• 2018-04-06 Sold (Public Records) — Public Records

Property tax history

+42.1%/yr

Latest (2025): $769 · +5.2% YoY. Source: county tax records.