415 W Jenkins St · Maryville, MO 64468

$298,900

36 bd · 36.0 ba · 1,368 sqft · MultiFamily public records · 133 Days on market

Built 1945 9,148 sqft lot ↓ 17% since listing

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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 +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income-producing 6-plex multifamily property featuring six 1-bedroom, 1-bath units with a simple, low-maintenance unit mix. Property includes on-site coin-operated laundry and three garage spaces facing Walnut Street, providing additional rental income. Garage spaces may continue to be rented separately or offered to residential tenants as leases renew, allowing flexibility and future upside. Well-located multifamily asset with multiple income streams, ideal for investors seeking steady cash flow and long-term value

Key facts

• Multifamily property
• Garage spaces
• 9,148 sq ft lot

Tags

• MULTIFAMILY PROPERTY
• ON SITE COIN OPERATED LAUNDRY
• GARAGE SPACES
• MULTIPLE INCOME STREAMS

Property features AI

Finance

• Financial info: Gross annual income reported as $42,000; Operating expenses include maintenance, insurance, real estate tax, and water/sewer; Current occupancy over 95%
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Detached garage; Property includes a garage
• Utilities: Public water; Public sewer; Multi-unit heating and air
• Home design: Residential income property (apartment); Two-story building; Zoned R2M
• Construction: Vinyl siding; Metal roof; Property age approximately 76–100 years
• Exterior features: Not in a flood plain; Lot approximately 9,148 square feet

Interior

• Kitchen: Typical apartment kitchens (specific appliances not listed)
• Bedrooms: Six 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Multi-unit heat/air utilities; Heating type listed as Other; Cooling present (type listed as Other)
• Interior features: Basement present
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.2% in Maryville — 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 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% 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 $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.0

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $38,395
• Equity at exit: $44,567

10-year hold

• IRR: 20.6%
• Equity multiple: 2.73×
• Total profit: $145,131
• Equity at exit: $25,843

Cash invested: $83,692 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 132
• Price-to-rent: 36.2×

Monthly cashflow live

• Estimated rent: $4,131 high
• Mortgage (P&I): −$1,567
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $1,364

Break-even live

Break-even rent $2,404

Max offer price $298,900

Occupancy floor 62%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$4,128
Total (6 units)			$4,131

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $298,900 Active 133 DOM
2. 2026-06-17
   days on market $298,900 Active 132 DOM
3. 2026-06-16
   days on market $298,900 Active 131 DOM
4. 2026-06-15
   days on market $298,900 Active 130 DOM
5. 2026-06-13
   days on market $298,900 Active 128 DOM
6. 2026-06-12
   days on market $298,900 Active 127 DOM
7. 2026-06-09
   days on market $298,900 Active 124 DOM
8. 2026-06-08
   days on market $298,900 Active 123 DOM
9. 2026-06-07
   days on market $298,900 Active 122 DOM
10. 2026-06-07
    days on market $298,900 Active 121 DOM
11. 2026-06-04
    days on market $298,900 Active 118 DOM
12. 2026-06-02
    days on market $298,900 Active 117 DOM
13. 2026-06-01
    days on market $298,900 Active 116 DOM
14. 2026-05-31
    days on market $298,900 Active 115 DOM
15. 2026-04-20
    price $298,900
16. 2026-03-15
    price $319,000
17. 2026-02-24
    price $330,000
18. 2026-02-05
    listed $360,000 Active

ⓘ 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: $2,491 · $208/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: +$409/yr (+$34/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $49,572
• − Mortgage interest: −$16,743
• − Property taxes: −$2,491
• − Insurance: −$1,494
• − Repairs & maintenance: −$3,966
• − Management: −$3,966
• − Depreciation: −$8,695
• Taxable income: $12,217
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $13,435/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: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

-17.0% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $298,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $319,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $330,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Listed $360,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $2,491 · +3.8% YoY. Source: county tax records.