301 S Cedar St · Marceline, MO 64658

$65,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 9 Days on market

Built 1996 10,454 sqft lot

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Why this score? — see what drove the A- 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 +9.9/10.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity in Marceline! This 3-bedroom, 2 full bath single-wide home offers comfortable living with plenty of potential. The property features a fully fenced-in backyard perfect for pets, kids, or entertaining as well as a spacious 24x24 detached garage ideal for storage, hobbies, or a workshop. Whether you're looking for a perfect starter home or a solid investment property, this one checks the boxes with its functional layout and practical amenities. Don't miss your chance to make it your own!

Key facts

• Detached garage
• 0.24 acre lot
• Garage

Tags

• FULLY FENCED-IN BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $65k).

Location & tenants

• Location reads 72/100 on livability (#96 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Marceline R-V (rural): math 64% / reading 59% proficiency, ranked #13 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (9.8% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.49% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.13%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 4.18×
• Total profit: $57,848
• Equity at exit: $57,655

10-year hold

• IRR: 36.5%
• Equity multiple: 9.34×
• Total profit: $151,768
• Equity at exit: $123,388

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 64658

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $366

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $403	-5% $384	+0% $366	+5% $348	+10% $329
Rent	-10% $289	-5% $328	+0% $366	+5% $404	+10% $443
Rate	-1.0pp $399	-0.5pp $383	base $366	+0.5pp $349	+1.0pp $332

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 9 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-14
   status Pending
4. 2026-03-19
   listed $65,000 Active
5. 2024-12-10
   soldstatus
6. 2014-08-08
   soldstatus
7. 2013-12-30
   soldstatus $25,000
8. 1996-06-01
   soldstatus
9. 1987-02-01
   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: $392 · $33/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$239/yr (+$20/mo · 61.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,644
• − Mortgage interest: −$3,641
• − Property taxes: −$392
• − Insurance: −$325
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,891
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,544/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: Marceline R-V
• NCES district ID: 2920050
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $42,608
• Composite: 51.64/100
• National rank: #1699
• State rank: #13 of 324 in MO

Livability — Marceline

• Score: 72/100
• State rank: #96
• US rank: #6432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marceline, MO
• Population (ZIP): 3,112

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.81%
• Current HPI: 258.5949
• 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

+160.0% since first listed

9 events — show timeline

• 2026-04-22 Pending — RCBR
• 2026-04-17 Relisted — RCBR
• 2026-04-14 Pending — RCBR
• 2026-03-19 Listed $65,000 RCBR
• 2024-12-10 Sold (Public Records) — Public Records
• 2014-08-08 Sold (Public Records) — Public Records
• 2013-12-30 Sold (Public Records) $25,000 Public Records
• 1996-06-01 Sold (Public Records) — Public Records
• 1987-02-01 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $392 · +4.8% YoY. Source: county tax records.