152 E 8th St · Trenton, MO 64683

$89,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 268 Days on market

Built 1981 4,791 sqft lot $94/sqft · 68% above area ↓ 40% 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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 152 E 8th St — a property full of potential! For over 30 years, this building served as a dental office, but with residential zoning, it could easily be transformed into a unique home. The main floor features a lobby that could serve as a spacious living room, a dining room, a kitchen, two patient rooms that can be converted into bedrooms, and two half bathrooms. A full basement provides plenty of options — finish it out for additional bedrooms, create a rec space, or even use it as a private living area while running a small business on the main floor. Enjoy the convenience of a forced-air furnace and central air, making the space comfortable year-round, as well as ample parking. Whether you’re looking for a new home, a live/work setup, an investment opportunity, or operating a business, this property is ready for your vision!

Key facts

• Ample parking
• Full basement
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• FULL BASEMENT
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $81 ($974/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 $87k (2.9% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rissler Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 480 students, 54% FRL); Trenton Middle (math 29% / reading 38%, grade F, #260 of 391 statewide, top 67%, 299 students, 50% FRL); Trenton Sr. High (math 8% / reading 57%, grade F, #354 of 521 statewide, top 68%, 326 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $53,473
• List price: $89,900
• Delta: 68.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Grundy St	0.12mi	1/1.0 (-1)	976 (+2%)	8mo	$17,900	$18	80
317 S Main St	0.24mi	3/1.0 (+1)	984 (+2%)	9mo	$100,000	$102	72
140 E 7th St	0.06mi	2/1.5	1,056 (+10%)	9mo	$65,000	$62	71
206 Debolt St	0.33mi	2/1.0	1,054 (+10%)	1mo	$105,000	$100	67
504 E 17th St	0.64mi	2/1.0	990 (+3%)	1mo	$45,000	$45	64
430 W 13th St	0.40mi	2/1.0	864 (-10%)	4mo	$89,900	$104	61
707 E 8th St	0.28mi	2/1.0	1,067 (+11%)	10mo	$59,900	$56	60
1606 A Pleasant Plain N/A	0.63mi	2/1.0	864 (-10%)	4mo	$69,900	$81	50
1414 Cedar St	0.47mi	2/1.0	816 (-15%)	4mo	$53,000	$65	50
102 Kavanaugh St	0.54mi	2/1.0	840 (-12%)	6mo	$67,500	$80	49
802 W Crowder Rd	0.62mi	3/1.0 (+1)	1,050 (+9%)	10mo	$84,900	$81	42
1611 Bolser St	0.67mi	3/2.0 (+1)	1,056 (+10%)	8mo	$89,900	$85	36

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-9,394
• Equity at exit: $13,404

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,504
• Equity at exit: $7,773

Cash invested: $25,172 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 51
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $81

Break-even live

Break-even rent $770

Max offer price $89,900

Occupancy floor 86%

Sensitivity live

Price	-10% $132	-5% $107	+0% $81	+5% $56	+10% $30
Rent	-10% $12	-5% $47	+0% $81	+5% $116	+10% $150
Rate	-1.0pp $126	-0.5pp $104	base $81	+0.5pp $58	+1.0pp $34

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 268 DOM
2. 2026-06-21
   days on market $89,900 Active 267 DOM
3. 2026-06-18
   days on market $89,900 Active 265 DOM
4. 2026-06-17
   days on market $89,900 Active 264 DOM
5. 2026-06-16
   days on market $89,900 Active 263 DOM
6. 2026-06-15
   days on market $89,900 Active 262 DOM
7. 2026-06-13
   days on market $89,900 Active 260 DOM
8. 2026-06-12
   days on market $89,900 Active 259 DOM
9. 2026-06-09
   days on market $89,900 Active 256 DOM
10. 2026-06-08
    days on market $89,900 Active 255 DOM
11. 2026-06-07
    days on market $89,900 Active 254 DOM
12. 2026-06-07
    days on market $89,900 Active 253 DOM
13. 2026-06-04
    days on market $89,900 Active 250 DOM
14. 2026-06-02
    days on market $89,900 Active 249 DOM
15. 2026-06-01
    days on market $89,900 Active 248 DOM
16. 2026-05-31
    days on market $89,900 Active 247 DOM
17. 2026-05-12
    price $89,900 868-char remark

    Show marketing remark (868 chars)

    Welcome to 152 E 8th St — a property full of potential! For over 30 years, this building served as a dental office, but with residential zoning, it could easily be transformed into a unique home. The main floor features a lobby that could serve as a spacious living room, a dining room, a kitchen, two patient rooms that can be converted into bedrooms, and two half bathrooms. A full basement provides plenty of options — finish it out for additional bedrooms, create a rec space, or even use it as a private living area while running a small business on the main floor. Enjoy the convenience of a forced-air furnace and central air, making the space comfortable year-round, as well as ample parking. Whether you’re looking for a new home, a live/work setup, an investment opportunity, or operating a business, this property is ready for your vision!

18. 2026-02-09
    price $99,900 868-char remark

    Show marketing remark (868 chars)

    Welcome to 152 E 8th St — a property full of potential! For over 30 years, this building served as a dental office, but with residential zoning, it could easily be transformed into a unique home. The main floor features a lobby that could serve as a spacious living room, a dining room, a kitchen, two patient rooms that can be converted into bedrooms, and two half bathrooms. A full basement provides plenty of options — finish it out for additional bedrooms, create a rec space, or even use it as a private living area while running a small business on the main floor. Enjoy the convenience of a forced-air furnace and central air, making the space comfortable year-round, as well as ample parking. Whether you’re looking for a new home, a live/work setup, an investment opportunity, or operating a business, this property is ready for your vision!

19. 2025-10-17
    price $125,000 868-char remark

    Show marketing remark (868 chars)

    Welcome to 152 E 8th St — a property full of potential! For over 30 years, this building served as a dental office, but with residential zoning, it could easily be transformed into a unique home. The main floor features a lobby that could serve as a spacious living room, a dining room, a kitchen, two patient rooms that can be converted into bedrooms, and two half bathrooms. A full basement provides plenty of options — finish it out for additional bedrooms, create a rec space, or even use it as a private living area while running a small business on the main floor. Enjoy the convenience of a forced-air furnace and central air, making the space comfortable year-round, as well as ample parking. Whether you’re looking for a new home, a live/work setup, an investment opportunity, or operating a business, this property is ready for your vision!

20. 2025-09-26
    listed $149,900 Active 868-char remark

    Show marketing remark (868 chars)

    Welcome to 152 E 8th St — a property full of potential! For over 30 years, this building served as a dental office, but with residential zoning, it could easily be transformed into a unique home. The main floor features a lobby that could serve as a spacious living room, a dining room, a kitchen, two patient rooms that can be converted into bedrooms, and two half bathrooms. A full basement provides plenty of options — finish it out for additional bedrooms, create a rec space, or even use it as a private living area while running a small business on the main floor. Enjoy the convenience of a forced-air furnace and central air, making the space comfortable year-round, as well as ample parking. Whether you’re looking for a new home, a live/work setup, an investment opportunity, or operating a business, this property is ready for your vision!

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,476
• − Mortgage interest: −$5,036
• − Property taxes: −$1,196
• − Insurance: −$450
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,615
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,093/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

-40.0% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listed $149,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,196 · +1.1% YoY. Source: county tax records.