315 W Thompson St · Maryville, MO 64468

$119,000

3 bd · 1.0 ba · 1,530 sqft · Other public records · 373 Days on market

Built 1905 7,841 sqft lot

---

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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of updates in this ranch home. Updates include new furnace with heat pump, hot water heater, new siding, roof, windows, doors and front porch. Newer carpet throughout plus updated bathroom. Perfect starter home or rental.

Key facts

• One-car garage
• Front porch
• Deck

Tags

• ONE-CAR GARAGE
• DECK
• FRONT PORCH
• VINYL SIDING

Property features AI

Finance

• Other: Lot roughly 59 x 132 (city lot)
• HOA & community: No association fees

Exterior

• Parking: Basement parking access; 1‑car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Bungalow style; One story (main living on first level)
• Construction: Block and vinyl siding exterior; Composition roof
• Exterior features: Deck; Porch; Property inside city limits; Paved road access, public maintenance

Interior

• Kitchen: Free‑standing electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Full unfinished basement with garage entrance and plumbing stub for bath; Fireplace; Bungalow floor plan
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% in Maryville — 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 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 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 1905 — 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: 1.03% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,068
• Equity at exit: $17,743

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $13,815
• Equity at exit: $10,289

Cash invested: $33,320 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 132
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $224

Break-even live

Break-even rent $946

Max offer price $119,000

Occupancy floor 77%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 373 DOM
2. 2026-06-17
   days on market $119,000 Active 372 DOM
3. 2026-06-16
   days on market $119,000 Active 371 DOM
4. 2026-06-15
   days on market $119,000 Active 370 DOM
5. 2026-06-13
   days on market $119,000 Active 368 DOM
6. 2026-06-12
   days on market $119,000 Active 367 DOM
7. 2026-06-09
   days on market $119,000 Active 364 DOM
8. 2026-06-08
   days on market $119,000 Active 363 DOM
9. 2026-06-07
   days on market $119,000 Active 362 DOM
10. 2026-06-07
    days on market $119,000 Active 361 DOM
11. 2026-06-04
    days on market $119,000 Active 358 DOM
12. 2026-06-02
    days on market $119,000 Active 357 DOM
13. 2026-06-01
    days on market $119,000 Active 356 DOM
14. 2026-05-31
    days on market $119,000 Active 355 DOM
15. 2025-12-19
    price $122,000
16. 2025-10-13
    price $129,000
17. 2025-07-11
    price $132,000
18. 2025-06-10
    listed $139,000 Active
19. 2021-03-26
    soldstatus
20. 2021-02-15
    listed $79,500
21. 2019-02-11
    soldstatus 226-char remark

    Show marketing remark (226 chars)

    Lots of updates in this ranch home. Updates include new furnace with heat pump, hot water heater, new siding, roof, windows, doors and front porch. Newer carpet throughout plus updated bathroom. Perfect starter home or rental.

22. 2018-11-02
    listed $67,000 226-char remark

    Show marketing remark (226 chars)

    Lots of updates in this ranch home. Updates include new furnace with heat pump, hot water heater, new siding, roof, windows, doors and front porch. Newer carpet throughout plus updated bathroom. Perfect starter home or rental.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$266/yr (+$22/mo · 30.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $14,753
• − Mortgage interest: −$6,666
• − Property taxes: −$888
• − Insurance: −$595
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,462
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,496/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: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

+82.1% since first listed

8 events — show timeline

• 2025-12-19 Price Changed $122,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $132,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-10 Listed $139,000 Heartland MLS as Distributed by MLS Grid
• 2021-03-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-15 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2019-02-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-11-02 Listed $67,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $888 · +3.4% YoY. Source: county tax records.