701 E Rolla Rd · Salem, MO 65560

$74,000

2 bd · 1.0 ba · 840 sqft · Other public records · 55 Days on market

Built 1925 0.44 ac lot

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Why this score? — see what drove the C 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 +20.4/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your charming new home in Salem, MO! This 2 bedroom, 1 bath that sits on a double lot, giving you plenty of space to spread out and enjoy the great outdoors. Inside, you'll find a modern kitchen with stainless appliances to include refrigerator, electric range, dishwasher, vinyl plank flooring, and cozy carpet in the bedrooms. The updated bathroom features sleek glass shower doors for a touch of luxury. Separate laundry room. Electric heat and central air. New double pane windows installed in 2022. Insulation blown in the attic. Detached outbuilding with electric, perfect for a workshop, storage or whatever else you can imagine. Don't miss out on the opportunity to make it yours! Schedule a showing today!

Key facts

• Laundry room
• Double lot
• Detached outbuilding

Tags

• DOUBLE LOT
• MODERN KITCHEN
• VINYL PLANK FLOORING
• LAUNDRY ROOM
• DETACHED OUTBUILDING
• ELECTRIC HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $97 ($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 $72k (2.4% below list).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.7% in Salem — 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 69/100 on livability (#157 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities C-, commute F, employment F.
• Salem R-80 (town): math 25% / reading 41% proficiency, ranked #253 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Upper Elem. (math 28% / reading 40%, grade F, #739 of 1,115 statewide, top 67%, 336 students, 62% FRL); Salem Sr. High (math 8% / reading 47%, grade F, #417 of 521 statewide, top 80%, 616 students, 46% FRL).
• Market conditions: 169 active listings in the ZIP; 3 units permitted in Dent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($512 loan paydown + $4k appreciation (5.7% local appreciation)).
• Dent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.25×
• Total profit: $26,000
• Equity at exit: $44,920

10-year hold

• IRR: 18.7%
• Equity multiple: 4.48×
• Total profit: $72,066
• Equity at exit: $80,114

Cash invested: $20,720 (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 65560

• Home prices YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $722 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $97

Break-even live

Break-even rent $600

Max offer price $74,000

Occupancy floor 82%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-03-13
   status Pending
2. 2026-02-18
   price $74,000
3. 2026-01-17
   listed $79,000 Active
4. 2024-07-15
   soldstatus Closed 728-char remark

   Show marketing remark (728 chars)

   Welcome to your charming new home in Salem, MO! This 2 bedroom, 1 bath that sits on a double lot, giving you plenty of space to spread out and enjoy the great outdoors. Inside, you'll find a modern kitchen with stainless appliances to include refrigerator, electric range, dishwasher, vinyl plank flooring, and cozy carpet in the bedrooms. The updated bathroom features sleek glass shower doors for a touch of luxury. Separate laundry room. Electric heat and central air. New double pane windows installed in 2022. Insulation blown in the attic. Detached outbuilding with electric, perfect for a workshop, storage or whatever else you can imagine. Don't miss out on the opportunity to make it yours! Schedule a showing today!

5. 2024-05-20
   status Pending 728-char remark

   Show marketing remark (728 chars)

   Welcome to your charming new home in Salem, MO! This 2 bedroom, 1 bath that sits on a double lot, giving you plenty of space to spread out and enjoy the great outdoors. Inside, you'll find a modern kitchen with stainless appliances to include refrigerator, electric range, dishwasher, vinyl plank flooring, and cozy carpet in the bedrooms. The updated bathroom features sleek glass shower doors for a touch of luxury. Separate laundry room. Electric heat and central air. New double pane windows installed in 2022. Insulation blown in the attic. Detached outbuilding with electric, perfect for a workshop, storage or whatever else you can imagine. Don't miss out on the opportunity to make it yours! Schedule a showing today!

6. 2024-04-16
   listed $120,000 Active 728-char remark

   Show marketing remark (728 chars)

   Welcome to your charming new home in Salem, MO! This 2 bedroom, 1 bath that sits on a double lot, giving you plenty of space to spread out and enjoy the great outdoors. Inside, you'll find a modern kitchen with stainless appliances to include refrigerator, electric range, dishwasher, vinyl plank flooring, and cozy carpet in the bedrooms. The updated bathroom features sleek glass shower doors for a touch of luxury. Separate laundry room. Electric heat and central air. New double pane windows installed in 2022. Insulation blown in the attic. Detached outbuilding with electric, perfect for a workshop, storage or whatever else you can imagine. Don't miss out on the opportunity to make it yours! Schedule a showing today!

7. 2022-01-12
   soldstatus Closed 998-char remark

   Show marketing remark (998 chars)

   Beautifully remodeled 2 bed/1 bath home sitting on a double lot in the heart of Dent County. Upon entering the home you will be welcomed into the open living area with brand new waterproof vinyl planking flooring throughout the home. Through the open living/dining room combo you will step in the completely renovated kitchen. Brand new cabinetry, countertops, and high-end stainless-steel appliances help complete the open living, dining, kitchen combo. The other side of the home boast 2 modest sized bedrooms and a bath. The completely renovated bathrooms showcases new high-end matte black finishes. After falling in love with the home, take a step outside to enjoy either your nicely sized front deck or entertain on the back porch overlooking your nicely-sized double lot. This property also has a nicely sized storage shed with electric and partial concrete floors. This completely updated home has a lot to offer while still remaining in the city limits. Schedule a private showing today!

8. 2021-12-16
   status Pending 998-char remark

   Show marketing remark (998 chars)

   Beautifully remodeled 2 bed/1 bath home sitting on a double lot in the heart of Dent County. Upon entering the home you will be welcomed into the open living area with brand new waterproof vinyl planking flooring throughout the home. Through the open living/dining room combo you will step in the completely renovated kitchen. Brand new cabinetry, countertops, and high-end stainless-steel appliances help complete the open living, dining, kitchen combo. The other side of the home boast 2 modest sized bedrooms and a bath. The completely renovated bathrooms showcases new high-end matte black finishes. After falling in love with the home, take a step outside to enjoy either your nicely sized front deck or entertain on the back porch overlooking your nicely-sized double lot. This property also has a nicely sized storage shed with electric and partial concrete floors. This completely updated home has a lot to offer while still remaining in the city limits. Schedule a private showing today!

9. 2021-12-13
   status Active 998-char remark

   Show marketing remark (998 chars)

   Beautifully remodeled 2 bed/1 bath home sitting on a double lot in the heart of Dent County. Upon entering the home you will be welcomed into the open living area with brand new waterproof vinyl planking flooring throughout the home. Through the open living/dining room combo you will step in the completely renovated kitchen. Brand new cabinetry, countertops, and high-end stainless-steel appliances help complete the open living, dining, kitchen combo. The other side of the home boast 2 modest sized bedrooms and a bath. The completely renovated bathrooms showcases new high-end matte black finishes. After falling in love with the home, take a step outside to enjoy either your nicely sized front deck or entertain on the back porch overlooking your nicely-sized double lot. This property also has a nicely sized storage shed with electric and partial concrete floors. This completely updated home has a lot to offer while still remaining in the city limits. Schedule a private showing today!

10. 2021-12-03
    status Pending 998-char remark

    Show marketing remark (998 chars)

    Beautifully remodeled 2 bed/1 bath home sitting on a double lot in the heart of Dent County. Upon entering the home you will be welcomed into the open living area with brand new waterproof vinyl planking flooring throughout the home. Through the open living/dining room combo you will step in the completely renovated kitchen. Brand new cabinetry, countertops, and high-end stainless-steel appliances help complete the open living, dining, kitchen combo. The other side of the home boast 2 modest sized bedrooms and a bath. The completely renovated bathrooms showcases new high-end matte black finishes. After falling in love with the home, take a step outside to enjoy either your nicely sized front deck or entertain on the back porch overlooking your nicely-sized double lot. This property also has a nicely sized storage shed with electric and partial concrete floors. This completely updated home has a lot to offer while still remaining in the city limits. Schedule a private showing today!

11. 2021-12-02
    listed $89,900 Active 998-char remark

    Show marketing remark (998 chars)

    Beautifully remodeled 2 bed/1 bath home sitting on a double lot in the heart of Dent County. Upon entering the home you will be welcomed into the open living area with brand new waterproof vinyl planking flooring throughout the home. Through the open living/dining room combo you will step in the completely renovated kitchen. Brand new cabinetry, countertops, and high-end stainless-steel appliances help complete the open living, dining, kitchen combo. The other side of the home boast 2 modest sized bedrooms and a bath. The completely renovated bathrooms showcases new high-end matte black finishes. After falling in love with the home, take a step outside to enjoy either your nicely sized front deck or entertain on the back porch overlooking your nicely-sized double lot. This property also has a nicely sized storage shed with electric and partial concrete floors. This completely updated home has a lot to offer while still remaining in the city limits. Schedule a private showing today!

12. 2017-08-30
    soldstatus Closed
13. 2017-08-22
    status Pending
14. 2017-08-21
    status Active
15. 2017-08-16
    historical
16. 2017-07-17
    historical Active Under Contract
17. 2017-07-07
    price $39,900
18. 2017-06-13
    price $42,900
19. 2017-03-04
    listed $44,900 Active
20. 2004-11-01
    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: $663 · $55/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$55/yr (+$5/mo · 8.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,669
• − Mortgage interest: −$4,145
• − Property taxes: −$663
• − Insurance: −$370
• − Repairs & maintenance: −$694
• − Management: −$694
• − Depreciation: −$2,153
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,170/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: Salem R-80
• NCES district ID: 2927090
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $32,306
• Composite: 26.94/100
• National rank: #7082
• State rank: #253 of 324 in MO

Livability — Salem

• Score: 69/100
• State rank: #157
• US rank: #8725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, MO
• Population (ZIP): 13,634

Population outlook (Dent County) Hauer SSP2

• Today (2025): 15,149 people
• By 2030: 14,734 · -2.7%
• By 2040: 13,862 · -8.5%
• By 2050: 12,959 · -14.5%
• By 2075: 11,217 · -26.0%
• By 2100: 9,399 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · China

Political lean MEDSL · Dent

• 2024 margin: Solid R (+70.2) · D 14.4% · R 84.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -37.8pp · 2024: -70.2pp
• All cycles: 2024: R+70.2 2020: R+69.0 2016: R+68.2 2012: R+49.6 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 238.9175
• 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

+64.8% since first listed

20 events — show timeline

• 2026-03-13 Pending — MARIS as Distributed by MLS Grid
• 2026-02-18 Price Changed $74,000 MARIS as Distributed by MLS Grid
• 2026-01-17 Listed $79,000 MARIS as Distributed by MLS Grid
• 2024-07-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-20 Pending — MARIS as Distributed by MLS Grid
• 2024-04-16 Listed $120,000 MARIS as Distributed by MLS Grid
• 2022-01-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-12-16 Pending — MARIS as Distributed by MLS Grid
• 2021-12-13 Relisted — MARIS as Distributed by MLS Grid
• 2021-12-03 Pending — MARIS as Distributed by MLS Grid
• 2021-12-02 Listed $89,900 MARIS as Distributed by MLS Grid
• 2017-08-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-22 Pending — MARIS as Distributed by MLS Grid
• 2017-08-21 Relisted — MARIS as Distributed by MLS Grid
• 2017-08-16 Delisted — MARIS as Distributed by MLS Grid
• 2017-07-17 Contingent — MARIS as Distributed by MLS Grid
• 2017-07-07 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2017-06-13 Price Changed $42,900 MARIS as Distributed by MLS Grid
• 2017-03-04 Listed $44,900 MARIS as Distributed by MLS Grid
• 2004-11-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $663 · +4.9% YoY. Source: county tax records.