1409 N Church St · Marceline, MO 64658

$165,000

3 bd · 2.0 ba · 1,240 sqft · Manufactured public records · 129 Days on market

Built 1983 0.29 ac lot ↓ 15% 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).

• Appreciation +9.9/10.0
• Cash flow +8.4/30.0
• 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
• DSCR +2.3/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Welcome to this nicely maintained 3-bedroom, 2-bath home in Marceline, Missouri. Designed for comfortable living, the property features a manageable yard that's easy to care for yet still offers plenty of space to enjoy the outdoors. Both the front and back decks provide inviting spots to relax, entertain, or unwind at the end of the day. A detached 24x24 garage offers ample room for vehicles, tools, or extra storage, while the 14x12 utility shed adds even more functionality. An RV electrical hookup is also available, making this home especially convenient for travelers or visiting guests. Move-in ready and full of charm, this property blends comfort, convenience, and the appeal of small-town living.

Key facts

• Rv electrical hookup
• Manageable yard
• Utility shed

Tags

• MANAGEABLE YARD
• FRONT AND BACK DECKS
• DETACHED GARAGE
• UTILITY SHED
• RV ELECTRICAL HOOKUP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (37.6% below list).
• Recommended offer: $103k (37.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Walt Disney Elem. (math 67% / reading 57%, grade B, #98 of 1,115 statewide, top 10%, 319 students, 47% FRL); Marceline Middle (math 72% / reading 57%, grade A-, #5 of 391 statewide, top 2%, 135 students, 42% FRL); Marceline High (math 42% / reading 64%, grade C-, #86 of 521 statewide, top 17%, 204 students, 31% FRL).
• 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 $17k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $102,975 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 13.4

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: 21.1%
• Equity multiple: 2.69×
• Total profit: $78,117
• Equity at exit: $146,356

10-year hold

• IRR: 19.1%
• Equity multiple: 6.12×
• Total profit: $236,763
• Equity at exit: $313,216

Cash invested: $46,200 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-149

Break-even live

Break-even rent $1,219

Max offer price $138,650

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-102	+0% $-149	+5% $-384	+10% $-441
Rent	-10% $-231	-5% $-190	+0% $-149	+5% $-108	+10% $-68
Rate	-1.0pp $-66	-0.5pp $-107	base $-149	+0.5pp $-192	+1.0pp $-235

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $165,000 Pending 129 DOM
2. 2026-06-15
   days on market $165,000 Active 129 DOM
3. 2026-06-13
   days on market $165,000 Active 127 DOM
4. 2026-06-12
   days on market $165,000 Active 126 DOM
5. 2026-06-09
   days on market $165,000 Active 123 DOM
6. 2026-06-08
   days on market $165,000 Active 122 DOM
7. 2026-06-07
   days on market $165,000 Active 121 DOM
8. 2026-06-07
   days on market $165,000 Active 120 DOM
9. 2026-06-04
   days on market $165,000 Active 117 DOM
10. 2026-06-02
    days on market $165,000 Active 116 DOM
11. 2026-06-01
    days on market $165,000 Active 115 DOM
12. 2026-05-31
    days on market $165,000 Active 114 DOM
13. 2026-05-08
    status Active 709-char remark

    Show marketing remark (709 chars)

    Welcome to this nicely maintained 3-bedroom, 2-bath home in Marceline, Missouri. Designed for comfortable living, the property features a manageable yard that's easy to care for yet still offers plenty of space to enjoy the outdoors. Both the front and back decks provide inviting spots to relax, entertain, or unwind at the end of the day. A detached 24x24 garage offers ample room for vehicles, tools, or extra storage, while the 14x12 utility shed adds even more functionality. An RV electrical hookup is also available, making this home especially convenient for travelers or visiting guests. Move-in ready and full of charm, this property blends comfort, convenience, and the appeal of small-town living.

14. 2026-04-14
    status Pending 709-char remark

    Show marketing remark (709 chars)

    Welcome to this nicely maintained 3-bedroom, 2-bath home in Marceline, Missouri. Designed for comfortable living, the property features a manageable yard that's easy to care for yet still offers plenty of space to enjoy the outdoors. Both the front and back decks provide inviting spots to relax, entertain, or unwind at the end of the day. A detached 24x24 garage offers ample room for vehicles, tools, or extra storage, while the 14x12 utility shed adds even more functionality. An RV electrical hookup is also available, making this home especially convenient for travelers or visiting guests. Move-in ready and full of charm, this property blends comfort, convenience, and the appeal of small-town living.

15. 2026-03-17
    price $165,000 709-char remark

    Show marketing remark (709 chars)

    Welcome to this nicely maintained 3-bedroom, 2-bath home in Marceline, Missouri. Designed for comfortable living, the property features a manageable yard that's easy to care for yet still offers plenty of space to enjoy the outdoors. Both the front and back decks provide inviting spots to relax, entertain, or unwind at the end of the day. A detached 24x24 garage offers ample room for vehicles, tools, or extra storage, while the 14x12 utility shed adds even more functionality. An RV electrical hookup is also available, making this home especially convenient for travelers or visiting guests. Move-in ready and full of charm, this property blends comfort, convenience, and the appeal of small-town living.

16. 2026-01-08
    listed $170,000 Active 709-char remark

    Show marketing remark (709 chars)

    Welcome to this nicely maintained 3-bedroom, 2-bath home in Marceline, Missouri. Designed for comfortable living, the property features a manageable yard that's easy to care for yet still offers plenty of space to enjoy the outdoors. Both the front and back decks provide inviting spots to relax, entertain, or unwind at the end of the day. A detached 24x24 garage offers ample room for vehicles, tools, or extra storage, while the 14x12 utility shed adds even more functionality. An RV electrical hookup is also available, making this home especially convenient for travelers or visiting guests. Move-in ready and full of charm, this property blends comfort, convenience, and the appeal of small-town living.

17. 2025-08-27
    soldstatus Closed 758-char remark

    Show marketing remark (758 chars)

    Welcome to this well-kept 3-bedroom, 2-bathroom home located in Marceline, Missouri. Washer, dryer & stove convey. The home offers comfortable living with a yard that's just the right size--easy to maintain while still providing space to enjoy the outdoors. You'll love spending time on both the front and back decks, perfect for relaxing or entertaining. The detached 24x24 garage offers plenty of room for parking or storage, and the 14x12 utility shed adds even more versatility. For those who travel or host guests with an RV, the property also includes an RV electrical outlet for added convenience. The foundation is spray foamed. This charming home is move-in ready and offers a great combination of comfort, practicality, and small-town living.

18. 2025-08-27
    soldstatus

    Show marketing remark (758 chars)

    Welcome to this well-kept 3-bedroom, 2-bathroom home located in Marceline, Missouri. Washer, dryer & stove convey. The home offers comfortable living with a yard that's just the right size--easy to maintain while still providing space to enjoy the outdoors. You'll love spending time on both the front and back decks, perfect for relaxing or entertaining. The detached 24x24 garage offers plenty of room for parking or storage, and the 14x12 utility shed adds even more versatility. For those who travel or host guests with an RV, the property also includes an RV electrical outlet for added convenience. The foundation is spray foamed. This charming home is move-in ready and offers a great combination of comfort, practicality, and small-town living.

19. 2025-08-01
    listed $195,000 Active 758-char remark

    Show marketing remark (758 chars)

    Welcome to this well-kept 3-bedroom, 2-bathroom home located in Marceline, Missouri. Washer, dryer & stove convey. The home offers comfortable living with a yard that's just the right size--easy to maintain while still providing space to enjoy the outdoors. You'll love spending time on both the front and back decks, perfect for relaxing or entertaining. The detached 24x24 garage offers plenty of room for parking or storage, and the 14x12 utility shed adds even more versatility. For those who travel or host guests with an RV, the property also includes an RV electrical outlet for added convenience. The foundation is spray foamed. This charming home is move-in ready and offers a great combination of comfort, practicality, and small-town living.

20. 1992-04-01
    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: $344 · $29/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,257/yr (+$105/mo · 365.8%)

ⓘ 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: $12,357
• − Mortgage interest: −$9,243
• − Property taxes: −$344
• − Insurance: −$825
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$4,800
• Taxable loss: −$4,831
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-630/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

-15.4% since first listed

8 events — show timeline

• 2026-05-08 Relisted — RCBR
• 2026-04-14 Pending — RCBR
• 2026-03-17 Price Changed $165,000 RCBR
• 2026-01-08 Listed $170,000 RCBR
• 2025-08-27 Sold (Public Records) — Public Records
• 2025-08-27 Sold (MLS) — RCBR
• 2025-08-01 Listed $195,000 RCBR
• 1992-04-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $344 · +4.7% YoY. Source: county tax records.