869 S Redman Ave · Marshall, MO 65340

$119,900

3 bd · 3.0 ba · 1,773 sqft · Other · 37 Days on market

Built 1920 0.26 ac lot $68/sqft · 34% below area Est $182k · 34% under ↓ 11% since listing

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this property in Saline County with approx. 1,773-square-foot located at 869 S Redman Ave in Marshall. This residence offers a functional layout featuring three bedrooms and three bathrooms, complemented by a full basement providing ample storage or additional potential. The property includes a convenient two-car detached garage and sits on a pleasant lot perfect for various outdoor activities. Ideally situated near local amenities, this home combines comfort and practicality for any lifestyle.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Built with other/unspecified construction materials
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $113k (6.0% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.5% in Marshall — 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 74/100 on livability (#62 in MO, #4,390 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Marshall (town): math 17% / reading 29% proficiency, ranked #296 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Marshall Sr. High (math 13% / reading 29%, grade F, #468 of 521 statewide, top 90%, 765 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 109 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,651 (6.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $182,490
• List price: $119,900
• Delta: -34.30%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,330
• Equity at exit: $17,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $497
• Equity at exit: $10,367

Cash invested: $33,572 (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 65340

• Home prices YoY: -31.4%
• Active inventory: 109
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $128

Break-even live

Break-even rent $965

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $161	+0% $128	+5% $94	+10% $60
Rent	-10% $39	-5% $83	+0% $128	+5% $172	+10% $217
Rate	-1.0pp $188	-0.5pp $158	base $128	+0.5pp $96	+1.0pp $65

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 37 DOM
2. 2026-06-18
   days on market $119,900 Active 35 DOM
3. 2026-06-17
   days on market $119,900 Active 34 DOM
4. 2026-06-16
   days on market $119,900 Active 33 DOM
5. 2026-06-15
   days on market $119,900 Active 32 DOM
6. 2026-06-13
   days on market $119,900 Active 30 DOM
7. 2026-06-12
   days on market $119,900 Active 29 DOM
8. 2026-06-09
   days on market $119,900 Active 26 DOM
9. 2026-06-08
   days on market $119,900 Active 25 DOM
10. 2026-06-07
    days on market $119,900 Active 24 DOM
11. 2026-06-07
    days on market $119,900 Active 23 DOM
12. 2026-06-04
    days on market $119,900 Active 20 DOM
13. 2026-06-02
    days on market $119,900 Active 19 DOM
14. 2026-06-01
    days on market $119,900 Active 18 DOM
15. 2026-05-31
    days on market $119,900 Active 17 DOM
16. 2026-05-14
    listed $119,900 Active 510-char remark

    Show marketing remark (514 chars)

    Welcome to this property in Saline County with approx. 1,773-square-foot located at 869 S Redman Ave in Marshall. This residence offers a functional layout featuring three bedrooms and three bathrooms, complemented by a full basement providing ample storage or additional potential. The property includes a convenient two-car detached garage and sits on a pleasant lot perfect for various outdoor activities. Ideally situated near local amenities, this home combines comfort and practicality for any lifestyle.

17. 2026-05-14
    listed $119,900 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to this property in Saline County with approx. 1,773-square-foot located at 869 S Redman Ave in Marshall. This residence offers a functional layout featuring three bedrooms and three bathrooms, complemented by a full basement providing ample storage or additional potential. The property includes a convenient two-car detached garage and sits on a pleasant lot perfect for various outdoor activities. Ideally situated near local amenities, this home combines comfort and practicality for any lifestyle.

18. 2026-04-23
    listed $119,900 Active

    Show marketing remark (510 chars)

    Welcome to this property in Saline County with approx. 1,773-square-foot located at 869 S Redman Ave in Marshall. This residence offers a functional layout featuring three bedrooms and three bathrooms, complemented by a full basement providing ample storage or additional potential. The property includes a convenient two-car detached garage and sits on a pleasant lot perfect for various outdoor activities. Ideally situated near local amenities, this home combines comfort and practicality for any lifestyle.

19. 2022-03-01
    listed $135,000

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$159/yr (+$13/mo · 15.8%)

ⓘ 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 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,518
• − Mortgage interest: −$6,716
• − Property taxes: −$1,004
• − Insurance: −$600
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,488
• Taxable loss: −$453
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,639/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: Marshall
• NCES district ID: 2920410
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $38,967
• Composite: 19.3/100
• National rank: #8796
• State rank: #296 of 324 in MO

Livability — Marshall

• Score: 74/100
• State rank: #62
• US rank: #4390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, MO
• Population (ZIP): 15,977

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Two or more races 10% Black 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada, Dominican Republic, China
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -94.60%
• Current HPI: 206.6714
• 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

-11.2% since first listed

4 events — show timeline

• 2026-05-14 Listed $119,900 CBORMLS
• 2026-05-14 Listed $119,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2022-03-01 Listed $135,000 CMBR

Property tax history

+3.4%/yr

Latest (2025): $1,004 · +1.6% YoY. Source: county tax records.