21850 S Sue Dr · Malden, MO 63863

$100,000

3 bd · 1.0 ba · 1,018 sqft · Other public records · 90 Days on market

Built 1973 0.38 ac lot $98/sqft · at area comps Est $97k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• Appreciation +6.6/10.0
• ARV discount +6.1/15.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Are you searching for a home located out of city limits but you will have neighbors in your subdivision? Look no further. his 3-bedroom, 1 -bathroom home is ready for you. You'll find it sitting on a large lot on the outer "circle" on Sue Drive. It has a covered, front porch -- perfect to relax and enjoy visiting with your neighbors, an attached carport, a detached garage/outbuilding -- perfect for storage or to be a workshop for your tools, and a large, fenced back yard which is a great area to enjoy a view of fields behind your new home. Step in the front door and you will find you living room has a gas wall heater, and a "gate" separating the living area from the kitchen with a range top and a wall oven, dining area, and a separate laundry room. Turn down the hallway and you'll find the bathroom and the three bedrooms. Most of the rooms have had a fresh coat of paint and some minor repairs to help you move in without the trouble of painting. The LP tank stays with the home.

Key facts

• 0.38 acre lot
• Parking
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 6.6% 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-, schools F, crime 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.
• Market conditions: 36 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 $4k of equity ($691 loan paydown + $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k 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 ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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. 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: 1.05% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $97,005
• List price: $100,000
• Delta: 3.09%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.01×
• Total profit: $28,375
• Equity at exit: $46,426

10-year hold

• IRR: 18.8%
• Equity multiple: 3.80×
• Total profit: $78,261
• Equity at exit: $72,705

Cash invested: $28,000 (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: 36
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $235

Break-even live

Break-even rent $751

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $292	-5% $264	+0% $235	+5% $207	+10% $179
Rent	-10% $153	-5% $194	+0% $235	+5% $277	+10% $318
Rate	-1.0pp $286	-0.5pp $261	base $235	+0.5pp $210	+1.0pp $183

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   days on market $100,000 Active 90 DOM
2. 2026-06-16
   days on market $100,000 Active 89 DOM
3. 2026-06-15
   days on market $100,000 Active 88 DOM
4. 2026-06-13
   days on market $100,000 Active 86 DOM
5. 2026-06-12
   days on market $100,000 Active 85 DOM
6. 2026-06-09
   days on market $100,000 Active 82 DOM
7. 2026-06-08
   days on market $100,000 Active 81 DOM
8. 2026-06-07
   days on market $100,000 Active 80 DOM
9. 2026-06-07
   days on market $100,000 Active 79 DOM
10. 2026-06-04
    days on market $100,000 Active 76 DOM
11. 2026-06-02
    days on market $100,000 Active 75 DOM
12. 2026-06-01
    days on market $100,000 Active 74 DOM
13. 2026-05-31
    days on market $100,000 Active 73 DOM
14. 2026-05-14
    price $100,000 1017-char remark

    Show marketing remark (1017 chars)

    Are you searching for a home located out of city limits but you will have neighbors in your subdivision? Look no further. his 3-bedroom, 1 -bathroom home is ready for you. You'll find it sitting on a large lot on the outer "circle" on Sue Drive. It has a covered, front porch -- perfect to relax and enjoy visiting with your neighbors, an attached carport, a detached garage/outbuilding -- perfect for storage or to be a workshop for your tools, and a large, fenced back yard which is a great area to enjoy a view of fields behind your new home. Step in the front door and you will find you living room has a gas wall heater, and a "gate" separating the living area from the kitchen with a range top and a wall oven, dining area, and a separate laundry room. Turn down the hallway and you'll find the bathroom and the three bedrooms. Most of the rooms have had a fresh coat of paint and some minor repairs to help you move in without the trouble of painting. The LP tank stays with the home.

15. 2026-03-20
    listed $115,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    Are you searching for a home located out of city limits but you will have neighbors in your subdivision? Look no further. his 3-bedroom, 1 -bathroom home is ready for you. You'll find it sitting on a large lot on the outer "circle" on Sue Drive. It has a covered, front porch -- perfect to relax and enjoy visiting with your neighbors, an attached carport, a detached garage/outbuilding -- perfect for storage or to be a workshop for your tools, and a large, fenced back yard which is a great area to enjoy a view of fields behind your new home. Step in the front door and you will find you living room has a gas wall heater, and a "gate" separating the living area from the kitchen with a range top and a wall oven, dining area, and a separate laundry room. Turn down the hallway and you'll find the bathroom and the three bedrooms. Most of the rooms have had a fresh coat of paint and some minor repairs to help you move in without the trouble of painting. The LP tank stays with the home.

16. 2026-03-19
    historical $115,000 1017-char remark

    Show marketing remark (1017 chars)

    Are you searching for a home located out of city limits but you will have neighbors in your subdivision? Look no further. his 3-bedroom, 1 -bathroom home is ready for you. You'll find it sitting on a large lot on the outer "circle" on Sue Drive. It has a covered, front porch -- perfect to relax and enjoy visiting with your neighbors, an attached carport, a detached garage/outbuilding -- perfect for storage or to be a workshop for your tools, and a large, fenced back yard which is a great area to enjoy a view of fields behind your new home. Step in the front door and you will find you living room has a gas wall heater, and a "gate" separating the living area from the kitchen with a range top and a wall oven, dining area, and a separate laundry room. Turn down the hallway and you'll find the bathroom and the three bedrooms. Most of the rooms have had a fresh coat of paint and some minor repairs to help you move in without the trouble of painting. The LP tank stays with the home.

17. 2024-10-24
    historical
18. 2024-08-07
    listed $99,900 Active
19. 1998-08-21
    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: $326 · $27/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$644/yr (+$54/mo · 197.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,589
• − Mortgage interest: −$5,602
• − Property taxes: −$326
• − Insurance: −$500
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,909
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,529/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: 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

• 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

+0.1% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2024-10-24 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-07 Listed $99,900 MARIS as Distributed by MLS Grid
• 1998-08-21 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $326 · +2.4% YoY. Source: county tax records.