530 Broadway St · Slater, MO 65349

$19,000

2 bd · 1.0 ba · 1,496 sqft · SingleFamily · 123 Days on market

Built 1880 Poor condition 0.28 ac lot $13/sqft · 85% below area ↓ 24% since listing

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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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Opportunity awaits! This spacious 2-bedroom, 2-bath home sits on a large lot in a convenient main street location near schools. With plenty of potential to update and make it your own, this fixer-upper is ideal for investors or buyers ready to renovate. Cash or conventional financing only!

Key facts

• 0.28 acre lot
• Built 1880
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#241 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Slater (rural): math 15% / reading 35% proficiency, ranked #492 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($131 loan paydown + $1k appreciation (6.6% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 5.39% ✓
• Cap rate: 49.06%
• Cash-on-cash: 152.76%
• DSCR: 7.80
• GRM: 1.5

CMA / ARV

• ARV (median comp): $125,894
• List price: $19,000
• Delta: -84.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Leroy St	0.24mi	2/1.0	1,461 (-2%)	2mo	$153,000	$105	83
610 Watts St	0.44mi	3/2.0 (+1)	1,370 (-8%)	13mo	$200,000	$146	45

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

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.27×
• Total profit: $49,291
• Equity at exit: $12,643

10-year hold

• IRR: —
• Equity multiple: 21.88×
• Total profit: $111,093
• Equity at exit: $23,556

Cash invested: $5,320 (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 65349

• Home prices YoY: 5.3%
• Active inventory: 14
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $677

Break-even live

Break-even rent $166

Max offer price $19,000

Occupancy floor 29%

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $19,000 Pending 123 DOM
2. 2026-06-09
   days on market $19,000 Active 122 DOM
3. 2026-06-08
   days on market $19,000 Active 121 DOM
4. 2026-06-07
   days on market $19,000 Active 120 DOM
5. 2026-06-07
   days on market $19,000 Active 119 DOM
6. 2026-06-04
   days on market $19,000 Active 116 DOM
7. 2026-06-02
   days on market $19,000 Active 115 DOM
8. 2026-06-01
   days on market $19,000 Active 114 DOM
9. 2026-05-31
   days on market $19,000 Active 113 DOM
10. 2026-05-12
    price $19,000 290-char remark

    Show marketing remark (290 chars)

    Opportunity awaits! This spacious 2-bedroom, 2-bath home sits on a large lot in a convenient main street location near schools. With plenty of potential to update and make it your own, this fixer-upper is ideal for investors or buyers ready to renovate. Cash or conventional financing only!

11. 2026-02-07
    listed $25,000 Active 290-char remark

    Show marketing remark (290 chars)

    Opportunity awaits! This spacious 2-bedroom, 2-bath home sits on a large lot in a convenient main street location near schools. With plenty of potential to update and make it your own, this fixer-upper is ideal for investors or buyers ready to renovate. Cash or conventional financing only!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,281
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$553
• Taxable income: $8,319
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,130/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 fixer-upper requires extensive repairs and updates to become move-in ready. Significant investment is needed to improve the exterior, interior, and HVAC systems.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Severe peeling and damage
• Major roof — Appears to be in poor condition
• Major windows — Appears to be in poor condition
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and value
• Both interior wall repair — Improves interior condition and value
• Both roof repair — Improves safety and value
• Both window repair — Improves safety and value
• Both HVAC/mechanical replacement — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Severe peeling and damage	Major	$15,000–50,000
roof · Appears to be in poor condition	Major	$15,000–50,000
windows · Appears to be in poor condition	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and value ↑
• Both interior wall repair — Improves interior condition and value ↑
• Both roof repair — Improves safety and value ↑
• Both window repair — Improves safety and value ↑
• Both HVAC/mechanical replacement — Improves comfort and value ↑

ⓘ 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: Slater
• NCES district ID: 2928360
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,330
• Composite: 23.75/100
• National rank: #13230
• State rank: #492 of 535 in MO

Livability — Slater

• Score: 66/100
• State rank: #241
• US rank: #11842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slater, MO
• Population (ZIP): 2,562

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 (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 1% Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

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: ▲ 6.58%
• Current HPI: 130.9992
• 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

-24.0% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $19,000 CMBR
• 2026-02-07 Listed $25,000 CMBR