467 Jackson St · Marshall, MO 65340

$116,900

4 bd · 1.0 ba · 1,098 sqft · Other · 34 Days on market

Built 1945 5,600 sqft lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance on this cozy 1 1/2 story home! Large living room and a spacious eat in kitchen. Laundry on the main floor. Home has 4 bedroom and 1 bath. Nice back yard with alley access. House has new basement wall. Basement will be great for storage or can be finished for extra living space. Owner will do small repairs if required to go government loan. If you looked at this house before please look again. Call to see.

Key facts

• 5,600 sq ft lot
• Built 1945
• Listed 34 days

Property features AI

Finance

• Financial info: Annual tax listed (amount provided)

Exterior

• Home design: Single-family residential; Total of 15 stories
• Construction: About 850 finished square feet above grade; About 850 finished square feet below grade
• Exterior features: Lot dimensions approximately 50 x 112; Zoned residential

Interior

• Kitchen: Range, Oven, Dishwasher, Disposal, Refrigerator
• Heating & cooling: Has heating
• Interior features: Range, Oven, Dishwasher, Disposal, Refrigerator
• Laundry & utility: Washer, Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $117k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (12.9% below list).
• Recommended offer: $102k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.7% in Marshall — 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 74/100 on livability (#62 in MO, #4,390 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, amenities F.
• Marshall (town): math 17% / reading 29% proficiency, ranked #296 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 107 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,801 (12.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.87% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-12,917
• Equity at exit: $17,430

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,614
• Equity at exit: $10,107

Cash invested: $32,732 (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 65340

• Home prices YoY: -31.4%
• Active inventory: 107
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$613
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $95

Break-even live

Break-even rent $897

Max offer price $116,900

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $128	+0% $95	+5% $62	+10% $29
Rent	-10% $15	-5% $55	+0% $95	+5% $136	+10% $176
Rate	-1.0pp $154	-0.5pp $125	base $95	+0.5pp $65	+1.0pp $34

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   statusdays on market $116,900 Pending 34 DOM
2. 2026-06-08
   days on market $116,900 Active 33 DOM
3. 2026-06-07
   days on market $116,900 Active 32 DOM
4. 2026-06-07
   days on market $116,900 Active 31 DOM
5. 2026-06-04
   days on market $116,900 Active 28 DOM
6. 2026-06-02
   days on market $116,900 Active 27 DOM
7. 2026-06-01
   days on market $116,900 Active 26 DOM
8. 2026-05-31
   days on market $116,900 Active 25 DOM
9. 2026-05-06
   listed $116,900 Active 636-char remark
10. 2022-06-08
    soldstatus 431-char remark

    Show marketing remark (431 chars)

    Don't miss your chance on this cozy 1 1/2 story home! Large living room and a spacious eat in kitchen. Laundry on the main floor. Home has 4 bedroom and 1 bath. Nice back yard with alley access. House has new basement wall. Basement will be great for storage or can be finished for extra living space. Owner will do small repairs if required to go government loan. If you looked at this house before please look again. Call to see.

11. 2022-06-08
    soldstatus

    Show marketing remark (431 chars)

    Don't miss your chance on this cozy 1 1/2 story home! Large living room and a spacious eat in kitchen. Laundry on the main floor. Home has 4 bedroom and 1 bath. Nice back yard with alley access. House has new basement wall. Basement will be great for storage or can be finished for extra living space. Owner will do small repairs if required to go government loan. If you looked at this house before please look again. Call to see.

12. 2022-02-11
    listed $93,000 431-char remark

    Show marketing remark (431 chars)

    Don't miss your chance on this cozy 1 1/2 story home! Large living room and a spacious eat in kitchen. Laundry on the main floor. Home has 4 bedroom and 1 bath. Nice back yard with alley access. House has new basement wall. Basement will be great for storage or can be finished for extra living space. Owner will do small repairs if required to go government loan. If you looked at this house before please look again. Call to see.

13. 2019-11-14
    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: $566 · $47/mo
• Projected year-2 tax: $1,134 · $94/mo
• Expected delta: +$568/yr (+$47/mo · 100.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,216
• − Mortgage interest: −$6,548
• − Property taxes: −$566
• − Insurance: −$584
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,401
• Taxable loss: −$838
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,345/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: Marshall
• NCES district ID: 2920410
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $38,967
• Composite: 19.3/100
• National rank: #8796
• State rank: #296 of 324 in MO

Livability — Marshall

• Score: 74/100
• State rank: #62
• US rank: #4390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, MO
• Population (ZIP): 15,977

Population outlook (Saline County) Hauer SSP2

• Today (2025): 22,716 people
• By 2030: 22,343 · -1.6%
• By 2040: 21,596 · -4.9%
• By 2050: 21,171 · -6.8%
• By 2075: 20,680 · -9.0%
• By 2100: 20,147 · -11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Two or more races 10% Black 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada, Dominican Republic, China
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.4) · D 29.2% · R 69.7% · Other 1.1%
• 2008→2024 swing: -37.9pp toward R · 2008: -2.5pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+37.3 2016: R+34.5 2012: R+14.4 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.60%
• Current HPI: 206.6714
• 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

+25.7% since first listed

6 events — show timeline

• 2026-06-09 Pending — CMBR
• 2026-05-06 Listed $116,900 CMBR
• 2022-06-08 Sold (Public Records) — Public Records
• 2022-06-08 Sold (MLS) — CMBR
• 2022-02-11 Listed $93,000 CMBR
• 2019-11-14 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $566 · +1.6% YoY. Source: county tax records.