328 Clyde St · Slater, MO 65349

$109,900

3 bd · 1.0 ba · 1,295 sqft · Other · 77 Days on market

Built 1960 0.33 ac lot $85/sqft · 13% below area Est $126k · 13% under

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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 +20.1/30.0
• ARV discount +13.2/15.0
• Appreciation +8.3/10.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

You will love the room in this ranch! The roof, furnace and hot water heater have all been updated. The current dinning room could have many uses. Vinyl siding and newer windows all sitting on a large lot with alley access.

Key facts

• Large lot
• Newer windows
• Updated roof

Tags

• UPDATED ROOF
• UPDATED FURNACE
• UPDATED HOT WATER HEATER
• VINYL SIDING
• NEWER WINDOWS
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $137 ($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 $106k (3.7% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#241 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Slater (rural): math 15% / reading 35% proficiency, ranked #492 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alexander Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 211 students, 100% FRL); Slater High (math 5% / reading 24%, grade F, #490 of 521 statewide, top 95%, 131 students, 99% FRL) — zoned schools average 100% FRL vs 50% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($760 loan paydown + $7k appreciation (6.6% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $125,872
• List price: $109,900
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.44×
• Total profit: $44,230
• Equity at exit: $73,130

10-year hold

• IRR: 19.9%
• Equity multiple: 4.98×
• Total profit: $122,360
• Equity at exit: $136,255

Cash invested: $30,772 (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 65349

• Home prices YoY: 5.3%
• Active inventory: 14
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $137

Break-even live

Break-even rent $885

Max offer price $109,900

Occupancy floor 82%

Sensitivity live

Price	-10% $199	-5% $168	+0% $137	+5% $106	+10% $75
Rent	-10% $53	-5% $95	+0% $137	+5% $179	+10% $221
Rate	-1.0pp $192	-0.5pp $165	base $137	+0.5pp $108	+1.0pp $79

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   price $109,900 223-char remark

   Show marketing remark (223 chars)

   You will love the room in this ranch! The roof, furnace and hot water heater have all been updated. The current dinning room could have many uses. Vinyl siding and newer windows all sitting on a large lot with alley access.

2. 2026-03-11
   listed $129,900 Active 223-char remark

   Show marketing remark (223 chars)

   You will love the room in this ranch! The roof, furnace and hot water heater have all been updated. The current dinning room could have many uses. Vinyl siding and newer windows all sitting on a large lot with alley access.

3. 2021-10-27
   soldstatus
4. 2009-04-24
   soldstatus 106-char remark

   Show marketing remark (106 chars)

   property sold as is. seller requires bank letter or proof of funds and $1000 earnest money with all offers

5. 2009-03-20
   listed $18,000 106-char remark

   Show marketing remark (106 chars)

   property sold as is. seller requires bank letter or proof of funds and $1000 earnest money with all offers

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$138/yr (+$12/mo · 14.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 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: $12,704
• − Mortgage interest: −$6,156
• − Property taxes: −$928
• − Insurance: −$550
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,197
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,681/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: Slater
• NCES district ID: 2928360
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,330
• Composite: 23.75/100
• National rank: #13230
• State rank: #492 of 535 in MO

Livability — Slater

• Score: 66/100
• State rank: #241
• US rank: #11842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slater, MO
• Population (ZIP): 2,562

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 (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 1% Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

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: ▲ 6.58%
• Current HPI: 130.9992
• 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

+510.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $109,900 CMBR
• 2026-03-11 Listed $129,900 CMBR
• 2021-10-27 Sold (Public Records) — Public Records
• 2009-04-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-20 Listed $18,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $928 · +14.4% YoY. Source: county tax records.