300 Railroad Ave · Bland, MO 65014

$8,000

3 bd · 1.0 ba · 696 sqft · SingleFamily public records · 43 Days on market

Built 1883 0.37 ac lot ↓ 60% since listing

---

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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0

Listing remarks MLS

Opportunity awaits with this 3 bedroom, 1 bath home situated on a spacious corner lot just off Highway 28 in Bland. This property is in need of a major renovation and is being sold as-is, making it ideal for investors, flippers, or those looking for their next project. With its prime location and generous lot size, this property also presents an excellent opportunity for a tear-down and new construction. High visibility and easy access from Highway 28 add to the appeal. Whether you’re looking to renovate or build new, this property offers endless potential. Don’t miss your chance to transform this space into something special!

Key facts

• 0.37 acre lot
• Built 1883
• Listed 43 days

🏗️ New construction. The $8,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $90,154.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $70 ($843/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $8k).
• Recommended offer: $8k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#749 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, schools F, crime F.
• Maries County R-II (rural): math 29% / reading 39% proficiency, ranked #242 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 5 units permitted in Gasconade County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $624 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gasconade County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($8k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 16.9% of price; built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $90,154
• List price: $8,000
• Delta: -91.13%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Railroad Ave	0.00mi	3/0.5	696 (0%)	0mo	$8,000	$11	98
302 E Railroad Ave	0.00mi	2/1.0 (-1)	700 (+1%)	5mo	$129,500	$185	90

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-10,119
• Equity at exit: $13,442

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-2,993
• Equity at exit: $7,795

Cash invested: $25,243 (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 65014

• Home prices YoY: -3.2%
• Active inventory: 23
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$473
• Tax est. 1.5%: −$113 /mo · $1,352/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $70

Break-even live

Break-even rent $789

Max offer price $90,154

Occupancy floor 87%

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: $22,539
• Closing costs: $2,705
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 648-char remark

   Show marketing remark (648 chars)

   Opportunity awaits with this 3 bedroom, 1 bath home situated on a spacious corner lot just off Highway 28 in Bland. This property is in need of a major renovation and is being sold as-is, making it ideal for investors, flippers, or those looking for their next project. With its prime location and generous lot size, this property also presents an excellent opportunity for a tear-down and new construction. High visibility and easy access from Highway 28 add to the appeal. Whether you’re looking to renovate or build new, this property offers endless potential. Don’t miss your chance to transform this space into something special!

2. 2026-04-29
   price $8,000 648-char remark

   Show marketing remark (648 chars)

   Opportunity awaits with this 3 bedroom, 1 bath home situated on a spacious corner lot just off Highway 28 in Bland. This property is in need of a major renovation and is being sold as-is, making it ideal for investors, flippers, or those looking for their next project. With its prime location and generous lot size, this property also presents an excellent opportunity for a tear-down and new construction. High visibility and easy access from Highway 28 add to the appeal. Whether you’re looking to renovate or build new, this property offers endless potential. Don’t miss your chance to transform this space into something special!

3. 2026-03-31
   listed $20,000 Active 648-char remark

   Show marketing remark (648 chars)

   Opportunity awaits with this 3 bedroom, 1 bath home situated on a spacious corner lot just off Highway 28 in Bland. This property is in need of a major renovation and is being sold as-is, making it ideal for investors, flippers, or those looking for their next project. With its prime location and generous lot size, this property also presents an excellent opportunity for a tear-down and new construction. High visibility and easy access from Highway 28 add to the appeal. Whether you’re looking to renovate or build new, this property offers endless potential. Don’t miss your chance to transform this space into something special!

ⓘ 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: $81 · $7/mo
• Projected year-2 tax: $81 · $7/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $10,532
• − Mortgage interest: −$5,050
• − Property taxes: −$1,352
• − Insurance: −$451
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,623
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $995/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: Maries County R-II
• NCES district ID: 2900001
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,578
• Composite: 27.91/100
• National rank: #6867
• State rank: #242 of 324 in MO

Livability — Bland

• Score: 55/100
• State rank: #749
• US rank: #23412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bland, MO
• Population (ZIP): 2,457

Population outlook (Gasconade County) Hauer SSP2

• Today (2025): 14,190 people
• By 2030: 13,687 · -3.5%
• By 2040: 12,480 · -12.1%
• By 2050: 11,227 · -20.9%
• By 2075: 8,878 · -37.4%
• By 2100: 6,570 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1% Native American 1%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Gasconade

• 2024 margin: Solid R (+60.2) · D 19.4% · R 79.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -24.0pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+58.3 2016: R+55.8 2012: R+39.2 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.99%
• Current HPI: 239.4506
• 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

-60.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Price Changed $8,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $20,000 MARIS as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2025): $81 · -22.5% YoY. Source: county tax records.