325 E Lake St · Marceline, MO 63658

$69,900

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 36 Days on market

Built 1910 6,969 sqft lot $73/sqft · 50% below area Est $139k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Freshly remodeled home in Marceline! This home has top to bottom upgrades! Inside you will a cozy bungalow style home with an updated interior. Featuring a living room, spacious kitchen, and entryway. Exterior upgrades including, new metal roof, soffit and fascia, windows, doors, Trex deck, and yard re-seeded. Inside there has been new flooring, walls redone, all new trim, new doors, new lights, and plumbing fixtures! A solid home at an affordable price, right in the heart of Marceline. Come check it out today!

Key facts

• New metal roof
• New doors
• Spacious kitchen

Tags

• REMODELED HOME
• UPDATED INTERIOR
• SPACIOUS KITCHEN
• NEW METAL ROOF
• NEW WINDOWS
• NEW DOORS

Property features AI

Finance

• Other: Living area reported as 954 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Metal roof; Other construction materials; Home over 100 years old
• Exterior features: Property not in a flood plain; Lot approximately 0.16 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window units for cooling
• Interior features: Full unfinished basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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: 1 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 $3k of equity ($483 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1910 — 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 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?
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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $139,320
• List price: $69,900
• Delta: -45.52%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Lake St	0.04mi	2/1.0	912 (-4%)	10mo	$145,000	$159	82
410 E Truman	0.55mi	2/1.0	960 (+1%)	24mo	$160,000	$167	53
116 W Chicago St	0.56mi	2/1.5	1,040 (+9%)	15mo	$129,000	$124	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.76×
• Total profit: $34,383
• Equity at exit: $31,430

10-year hold

• IRR: 31.4%
• Equity multiple: 5.40×
• Total profit: $86,073
• Equity at exit: $48,437

Cash invested: $19,572 (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 63658

• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $407

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 59%

Sensitivity live

Price	-10% $456	-5% $432	+0% $407	+5% $383	+10% $359
Rent	-10% $318	-5% $363	+0% $407	+5% $452	+10% $496
Rate	-1.0pp $443	-0.5pp $425	base $407	+0.5pp $389	+1.0pp $371

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $69,900 Active 36 DOM
2. 2026-06-21
   days on market $69,900 Active 35 DOM
3. 2026-06-18
   days on market $69,900 Active 33 DOM
4. 2026-06-17
   days on market $69,900 Active 32 DOM
5. 2026-06-16
   days on market $69,900 Active 31 DOM
6. 2026-06-15
   days on market $69,900 Active 30 DOM
7. 2026-06-13
   days on market $69,900 Active 28 DOM
8. 2026-06-12
   days on market $69,900 Active 27 DOM
9. 2026-06-09
   days on market $69,900 Active 24 DOM
10. 2026-06-08
    days on market $69,900 Active 23 DOM
11. 2026-06-07
    days on market $69,900 Active 22 DOM
12. 2026-06-07
    days on market $69,900 Active 21 DOM
13. 2026-06-04
    days on market $69,900 Active 18 DOM
14. 2026-06-02
    days on market $69,900 Active 17 DOM
15. 2026-06-01
    days on market $69,900 Active 16 DOM
16. 2026-05-31
    days on market $69,900 Active 15 DOM
17. 2026-05-16
    listed $69,900 Active 516-char remark
18. 2026-05-12
    historical
19. 2026-03-31
    price $75,900
20. 2026-02-14
    price $82,900
21. 2025-10-17
    listed $87,000 Active
22. 2025-10-06
    price $87,000
23. 2025-07-21
    price $89,000
24. 2025-05-29
    price $92,500
25. 2025-05-05
    price $99,500
26. 2025-04-23
    price $105,000
27. 2025-04-16
    listed $109,500 Active
28. 2025-01-08
    soldstatus Closed
29. 2025-01-08
    soldstatus
30. 2024-08-20
    price $35,000
31. 2024-07-03
    listed $45,000 Active
32. 2016-04-07
    soldstatus
33. 2015-12-17
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,526
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,033
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,925/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+55.3% since first listed

17 events — show timeline

• 2026-05-16 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $75,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $82,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-17 Listed $87,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $87,000 NECAR
• 2025-07-21 Price Changed $89,000 NECAR
• 2025-05-29 Price Changed $92,500 NECAR
• 2025-05-05 Price Changed $99,500 NECAR
• 2025-04-23 Price Changed $105,000 NECAR
• 2025-04-16 Listed $109,500 NECAR
• 2025-01-08 Sold (Public Records) — Public Records
• 2025-01-08 Sold (MLS) — NECAR
• 2024-08-20 Price Changed $35,000 NECAR
• 2024-07-03 Listed $45,000 NECAR
• 2016-04-07 Sold (Public Records) — Public Records
• 2015-12-17 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $102 · +3.1% YoY. Source: county tax records.