2889 N Douglas · Malden, MO 63863

$399,000

None bd · None ba · 14,277 sqft · MultiFamily · 8 Days on market

Built 1988 Poor condition

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• Built 1988
• Listed 7 days

Property features AI

Finance

• Other: Multiple outbuildings: storage, utility building, workshop; Road frontage on highway with asphalt road surface; Above-grade finished area approximately 14,277 (source: assessor)
• Financial info: No auction; tax information not included per instructions
• HOA & community: Community amenities include airport/runway, fitness center, golf and park

Exterior

• Parking: Asphalt parking surface
• Security: Carbon monoxide detectors; Fire alarm; Fire sprinkler system
• Utilities: Public water; Sewer connected; Electricity connected (220 volts); Natural gas connected; Phone connected
• Home design: Residential income property; 5-family (five or more) apartment building; Private ownership; Entry/ground-level foundation: slab
• Construction: Brick, stucco and other construction materials
• Exterior features: Covered patio/porch; Awnings; Partially fenced

Interior

• Kitchen: Other appliances
• Bedrooms: No main or upper level bedrooms listed
• Flooring: Laminate
• Bathrooms: No main or upper level bathrooms listed
• Heating & cooling: Natural gas heating; Central air; Wall/window air conditioning units
• Interior features: Laminate flooring; Other kitchen appliances
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a multifamily listed at $399k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Cap rate 10.4% vs local median 7.3% in Malden — 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 59/100 on livability (#572 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Malden R-I (town): math 19% / reading 31% proficiency, ranked #294 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Malden Lower Elem. (math 23% / reading 35%, grade F, #842 of 1,115 statewide, top 76%, 454 students, 100% FRL); Malden High (math 12% / reading 27%, grade F, #478 of 521 statewide, top 92%, 425 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($3k loan paydown + $13k appreciation (3.3% local appreciation)).
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $399,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.26×
• Total profit: $140,300
• Equity at exit: $185,239

10-year hold

• IRR: 22.6%
• Equity multiple: 4.32×
• Total profit: $371,430
• Equity at exit: $290,094

Cash invested: $111,720 (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 63863

• Home prices YoY: 2.9%
• Active inventory: 35
• Price-to-rent: 31.9×

Monthly cashflow live

• Estimated rent: $5,213 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,095
• Net cashflow: $1,361

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 69%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.5	$5,215
Total (5 units)			$5,213

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $399,000 Active 8 DOM
2. 2026-06-17
   days on market $399,000 Active 7 DOM
3. 2026-06-16
   days on market $399,000 Active 6 DOM
4. 2026-06-15
   days on market $399,000 Active 5 DOM
5. 2026-06-13
   days on market $399,000 Active 3 DOM
6. 2026-06-12
   listed $399,000 Active 2 DOM

ⓘ 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: $62,556
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,004
• − Management: −$5,004
• − Depreciation: −$11,607
• Taxable income: $10,610
• Est. tax owed @ 24.0%: −$2,546
• After-tax cash flow: $13,784/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 · 12 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance to bring it up to a livable condition. Significant investments in the roof, exterior, flooring, and landscaping are necessary to increase its resale and rental value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior — Structural damage visible
• Major flooring — Worn and possibly damaged
• Major interior walls/paint — Worn and possibly damaged
• Major HVAC/mechanicals — Not visible, but likely outdated
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both roof replacement — Critical to safety and appearance
• Both exterior repairs — Improves safety and appearance
• Both flooring replacement — Improves safety and appearance
• Both paint job — Improves safety and appearance
• Both HVAC replacement — Improves comfort and energy efficiency
• Both landscaping — Improves curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
exterior · Structural damage visible	Major	$15,000–50,000
flooring · Worn and possibly damaged	Major	$15,000–50,000
interior walls/paint · Worn and possibly damaged	Major	$15,000–50,000
HVAC/mechanicals · Not visible, but likely outdated	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Critical to safety and appearance ↑
• Both exterior repairs — Improves safety and appearance ↑
• Both flooring replacement — Improves safety and appearance ↑
• Both paint job — Improves safety and appearance ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑
• Both landscaping — Improves curb appeal and safety ↑

ⓘ 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: Malden R-I
• NCES district ID: 2919890
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $29,537
• Composite: 20.06/100
• National rank: #8656
• State rank: #294 of 324 in MO

Livability — Malden

• Score: 59/100
• State rank: #572
• US rank: #20610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malden, MO
• City population: 5,348
• Population (ZIP): 5,348

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 116.067
• 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

• 2026-06-10 Listed $399,000 MARIS as Distributed by MLS Grid