504 E 17th St · Trenton, MO 64683

$45,000

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 42 Days on market

Built 1910 6,969 sqft lot Est $74k · 39% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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
• 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

Charming 1910 ranch home offering 990 square feet of living space with 2 bedrooms and 1 bathroom. This property features a comfortable living room, kitchen, and enclosed front porch—perfect for enjoying your morning coffee. Heating is provided by a wall-mounted natural gas heater, with window AC for cooling. Exterior highlights include low-maintenance vinyl siding, a good-sized yard, concrete patio area, carport, detached garage with concrete floor, and additional storage shed. Conveniently located close to the college, this home has great potential as a starter home or rental investment. Needs TLC and updating, but priced to sell—an excellent opportunity. Bring your vision and

Key facts

• Good-sized yard
• Concrete patio area
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• LOW-MAINTENANCE VINYL SIDING
• GOOD-SIZED YARD
• CONCRETE PATIO AREA
• DETACHED GARAGE
• ADDITIONAL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 6.2% in Trenton — 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 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: schools C-, employment C-, amenities 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.
• Market conditions: 50 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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: 1.94% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.04%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $73,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 E 17th St	0.00mi	2/1.0	990 (+6%)	1mo	$45,000	$45	89
1606 A Pleasant Plain N/A	0.05mi	2/1.0	864 (-8%)	4mo	$69,900	$81	82
207 E 21st St	0.27mi	2/1.0	1,014 (+9%)	8mo	$69,900	$69	66
1809 N Main St	0.24mi	2/1.0	1,008 (+8%)	13mo	$79,900	$79	65
1414 Cedar St	0.32mi	2/1.0	816 (-13%)	4mo	$53,000	$65	61
430 W 13th St	0.52mi	2/1.0	864 (-8%)	4mo	$89,900	$104	60
410 E 10th St	0.47mi	2/1.0	898 (-4%)	16mo	$49,900	$56	59
1611 Bolser St	0.46mi	3/2.0 (+1)	1,056 (+13%)	8mo	$89,900	$85	41
707 E 8th St	0.63mi	2/1.0	1,067 (+14%)	10mo	$59,900	$56	39
140 E 7th St	0.68mi	2/1.5	1,056 (+13%)	9mo	$65,000	$62	37
169 E 7th St	0.68mi	2/1.0	1,068 (+14%)	12mo	$124,900	$117	35
802 W Crowder Rd	0.67mi	3/1.0 (+1)	1,050 (+12%)	10mo	$84,900	$81	34

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $18,151
• Equity at exit: $6,710

10-year hold

• IRR: 41.0%
• Equity multiple: 4.85×
• Total profit: $48,569
• Equity at exit: $3,891

Cash invested: $12,600 (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: 50
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $399

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-04-02
   status Active
3. 2026-04-02
   price $45,000
4. 2026-02-26
   status Pending
5. 2026-01-21
   listed $49,900 Active

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$1/yr ($0/mo · 0.3%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,488
• − Mortgage interest: −$2,521
• − Property taxes: −$435
• − Insurance: −$225
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,309
• Taxable income: $4,320
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $3,757/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

-9.8% since first listed

5 events — show timeline

• 2026-04-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $49,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $435 · +15.7% YoY. Source: county tax records.