1437 Mable St · Trenton, MO 64683

$65,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 14 Days on market

Built 1942 $61/sqft · at area comps Est $63k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +6.4/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1935 home full of character and potential! This 2-bedroom, 1-bath property offers 1,064 sq. ft. of living space and is ready for your personal touch. The home is livable as-is, making it a great opportunity for buyers looking to move in while updating over time or investors seeking their next project. Inside, you & acirc; & euro; & trade; ll find a functional layout with spacious rooms and original details that reflect the home & acirc; & euro; & trade; s vintage charm. With some TLC, this property can truly shine and be restored to its full potential. Outside, enjoy a fenced side yard & acirc; & euro; & rdquo; perfect for pets, gardening, or add

Key facts

• Fenced side yard
• Original details
• Functional layout

Tags

• FENCED SIDE YARD
• ORIGINAL DETAILS
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $65k).
• Cap rate 12.8% vs local median 6.4% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rissler Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 480 students, 54% FRL); Trenton Middle (math 29% / reading 38%, grade F, #260 of 391 statewide, top 67%, 299 students, 50% FRL); Trenton Sr. High (math 8% / reading 57%, grade F, #354 of 521 statewide, top 68%, 326 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $63,395
• List price: $65,000
• Delta: 2.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 E 17th St	0.20mi	2/1.0	990 (-7%)	1mo	$45,000	$45	78
207 E 21st St	0.35mi	2/1.0	1,014 (-5%)	8mo	$69,900	$69	69
1611 Bolser St	0.31mi	3/2.0 (+1)	1,056 (-1%)	8mo	$89,900	$85	68
140 E 7th St	0.53mi	2/1.5	1,056 (-1%)	9mo	$65,000	$62	65
707 E 8th St	0.58mi	2/1.0	1,067 (+0%)	10mo	$59,900	$56	64
141 E 7th St	0.50mi	2/1.0	1,152 (+8%)	1mo	$109,900	$95	62
802 W Crowder Rd	0.48mi	3/1.0 (+1)	1,050 (-1%)	10mo	$84,900	$81	62
310 E 17th St	0.15mi	3/2.0 (+1)	1,162 (+9%)	9mo	$75,000	$65	61
506 Grundy St	0.61mi	1/1.0 (-1)	976 (-8%)	8mo	$17,900	$18	46
317 S Main St	0.64mi	3/1.0 (+1)	984 (-8%)	9mo	$100,000	$102	45
821 W 13th Ct	0.51mi	3/2.0 (+1)	1,200 (+13%)	6mo	$164,900	$137	41
605 Monroe St	0.53mi	3/2.0 (+1)	1,200 (+13%)	10mo	$39,900	$33	37

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $11,751
• Equity at exit: $9,692

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $38,886
• Equity at exit: $5,620

Cash invested: $18,200 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 51
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $350

Break-even live

Break-even rent $509

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $387	-5% $369	+0% $350	+5% $332	+10% $313
Rent	-10% $275	-5% $313	+0% $350	+5% $388	+10% $425
Rate	-1.0pp $383	-0.5pp $367	base $350	+0.5pp $333	+1.0pp $316

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $65,000 Active 819-char remark

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$224/yr (+$19/mo · 55.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,421
• − Mortgage interest: −$3,641
• − Property taxes: −$406
• − Insurance: −$325
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$1,891
• Taxable income: $3,331
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,402/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

Property tax history

+3.8%/yr

Latest (2025): $406 · +14.9% YoY. Source: county tax records.