126 W Truman · Marceline, MO 64658

$88,000

3 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 519 Days on market

Built 1920 0.32 ac lot $68/sqft · 48% below area Est $168k · 48% under

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Why this score? — see what drove the A- 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• 1% rule +6.8/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this lovely 2-story home offering 3 bds, 1.5 ba, and 1,290 sq ft of living space. You'll be greeted by classic hardwood floors and arched doorways that add timeless character to the home. The spacious kitchen boasts newer flooring, making it a perfect spot for cooking and gathering. Both bathrooms have been efficiently updated for modern comfort. The home's updated exterior paint and newer exterior doors enhance its curb appeal, reflecting its well-maintained condition. Enjoy the convenience of a 20x22-attached garage with a concrete floor, providing ample room for vehicles and additional storage. The large yard is perfect for outdoor activities, gardening, or simply relaxing. This property seamlessly combines classic charm with practical updates.

Key facts

• Newer exterior doors
• Spacious kitchen
• Arched doorways

Tags

• HARDWOOD FLOORS
• ARCHED DOORWAYS
• SPACIOUS KITCHEN
• UPDATED BATHROOMS
• UPDATED EXTERIOR PAINT
• NEWER EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

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.
• 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 $9k of equity ($608 loan paydown + $9k 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.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 519 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.
• Current owner paid $10k; list at $88k implies a 780% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 519 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.18% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $168,361
• List price: $88,000
• Delta: -47.73%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Wbroadway St	0.74mi	3/2.0	1,176 (-9%)	19mo	$229,000	$195	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.69×
• Total profit: $66,264
• Equity at exit: $78,056

10-year hold

• IRR: 30.2%
• Equity multiple: 8.28×
• Total profit: $179,400
• Equity at exit: $167,049

Cash invested: $24,640 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $307

Break-even live

Break-even rent $653

Max offer price $88,000

Occupancy floor 66%

Sensitivity live

Price	-10% $356	-5% $331	+0% $307	+5% $282	+10% $257
Rent	-10% $224	-5% $265	+0% $307	+5% $348	+10% $389
Rate	-1.0pp $351	-0.5pp $329	base $307	+0.5pp $284	+1.0pp $261

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $88,000 Active 519 DOM
2. 2026-06-18
   days on market $88,000 Active 517 DOM
3. 2026-06-17
   days on market $88,000 Active 516 DOM
4. 2026-06-16
   days on market $88,000 Active 515 DOM
5. 2026-06-15
   days on market $88,000 Active 514 DOM
6. 2026-06-13
   days on market $88,000 Active 512 DOM
7. 2026-06-12
   days on market $88,000 Active 511 DOM
8. 2026-06-09
   days on market $88,000 Active 508 DOM
9. 2026-06-08
   days on market $88,000 Active 507 DOM
10. 2026-06-07
    days on market $88,000 Active 506 DOM
11. 2026-06-07
    days on market $88,000 Active 505 DOM
12. 2026-06-04
    days on market $88,000 Active 502 DOM
13. 2026-06-02
    days on market $88,000 Active 501 DOM
14. 2026-06-01
    days on market $88,000 Active 500 DOM
15. 2026-05-31
    days on market $88,000 Active 499 DOM
16. 2025-12-03
    price $88,000 768-char remark

    Show marketing remark (768 chars)

    Welcome to this lovely 2-story home offering 3 bds, 1.5 ba, and 1,290 sq ft of living space. You'll be greeted by classic hardwood floors and arched doorways that add timeless character to the home. The spacious kitchen boasts newer flooring, making it a perfect spot for cooking and gathering. Both bathrooms have been efficiently updated for modern comfort. The home's updated exterior paint and newer exterior doors enhance its curb appeal, reflecting its well-maintained condition. Enjoy the convenience of a 20x22-attached garage with a concrete floor, providing ample room for vehicles and additional storage. The large yard is perfect for outdoor activities, gardening, or simply relaxing. This property seamlessly combines classic charm with practical updates.

17. 2025-01-17
    listed $90,000 Active 768-char remark

    Show marketing remark (768 chars)

    Welcome to this lovely 2-story home offering 3 bds, 1.5 ba, and 1,290 sq ft of living space. You'll be greeted by classic hardwood floors and arched doorways that add timeless character to the home. The spacious kitchen boasts newer flooring, making it a perfect spot for cooking and gathering. Both bathrooms have been efficiently updated for modern comfort. The home's updated exterior paint and newer exterior doors enhance its curb appeal, reflecting its well-maintained condition. Enjoy the convenience of a 20x22-attached garage with a concrete floor, providing ample room for vehicles and additional storage. The large yard is perfect for outdoor activities, gardening, or simply relaxing. This property seamlessly combines classic charm with practical updates.

18. 2024-12-16
    soldstatus
19. 2024-08-12
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    This solid two-story house has ample character. Beautiful original hardwood floors and arching doorways set the scene for what you can imagine was a top-notch home in its day. The good bones are still intact and with a little TLC this home will be back to its glory. This home features three bedrooms, one full and one-half bath, 20 x 22 garage, and a large, beautiful yard.

20. 2024-08-08
    soldstatus
21. 2024-06-08
    price $40,000 374-char remark

    Show marketing remark (374 chars)

    This solid two-story house has ample character. Beautiful original hardwood floors and arching doorways set the scene for what you can imagine was a top-notch home in its day. The good bones are still intact and with a little TLC this home will be back to its glory. This home features three bedrooms, one full and one-half bath, 20 x 22 garage, and a large, beautiful yard.

22. 2024-05-09
    price $52,000 374-char remark

    Show marketing remark (374 chars)

    This solid two-story house has ample character. Beautiful original hardwood floors and arching doorways set the scene for what you can imagine was a top-notch home in its day. The good bones are still intact and with a little TLC this home will be back to its glory. This home features three bedrooms, one full and one-half bath, 20 x 22 garage, and a large, beautiful yard.

23. 2024-02-09
    listed $60,000 Active 374-char remark

    Show marketing remark (374 chars)

    This solid two-story house has ample character. Beautiful original hardwood floors and arching doorways set the scene for what you can imagine was a top-notch home in its day. The good bones are still intact and with a little TLC this home will be back to its glory. This home features three bedrooms, one full and one-half bath, 20 x 22 garage, and a large, beautiful yard.

24. 2022-07-01
    status Active
25. 2022-06-22
    status Active
26. 2021-11-29
    listed $75,000
27. 2020-01-10
    soldstatus
28. 2020-01-10
    soldstatus
29. 2019-12-06
    listed $30,000
30. 2015-10-09
    soldstatus
31. 2013-03-13
    soldstatus $10,000
32. 1960-10-27
    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: $212 · $18/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$641/yr (+$53/mo · 302.2%)

ⓘ 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 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: $12,492
• − Mortgage interest: −$4,929
• − Property taxes: −$212
• − Insurance: −$440
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,560
• Taxable income: $2,352
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $3,114/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

+780.0% since first listed

17 events — show timeline

• 2025-12-03 Price Changed $88,000 NECAR
• 2025-01-17 Listed $90,000 NECAR
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-08-12 Sold (MLS) — RCBR
• 2024-08-08 Sold (Public Records) — Public Records
• 2024-06-08 Price Changed $40,000 RCBR
• 2024-05-09 Price Changed $52,000 RCBR
• 2024-02-09 Listed $60,000 RCBR
• 2022-07-01 Relisted — NECAR
• 2022-06-22 Relisted — NECAR
• 2021-11-29 Listed $75,000 NECAR
• 2020-01-10 Sold (Public Records) — Public Records
• 2020-01-10 Sold (MLS) — NECAR
• 2019-12-06 Listed $30,000 NECAR
• 2015-10-09 Sold (Public Records) — Public Records
• 2013-03-13 Sold (Public Records) $10,000 Public Records
• 1960-10-27 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $212 · +3.8% YoY. Source: county tax records.