209 W 2nd St · Maryville, MO 64468

$55,000

1 bd · 1.5 ba · 1,338 sqft · Other public records · 272 Days on market

Built 1890 10,454 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

New roof in 2008-2009, new hot water heater in 2010. Furnace was rebuilt in 2010. Currently used as a rental property, but could be commercial because of its C-1 zoning.

Key facts

• C-1 zoned lot
• Vacant property
• Ideal location

Tags

• C-1 ZONED LOT
• COMMERCIAL USE
• VACANT PROPERTY
• PREVIOUSLY USED AS A RENTAL
• RENOVATED OR FLIPPED
• IDEAL LOCATION

Property features AI

Finance

• Other: Assessor-provided living area and lot size data
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Block, vinyl siding, and wood siding construction; Composition roof; Approximately 101+ years old
• Exterior features: Property located inside city limits; Public road maintenance; Not in a flood plain; Lot approximately 78 x 132 feet

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms, all on the first floor
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Refrigerator; Electric Range; Vinyl and wood flooring; Unfinished concrete basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1890 — 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: 1.79% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.88%
• DSCR: 2.42
• GRM: 4.6

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $17,152
• Equity at exit: $8,201

10-year hold

• IRR: 34.4%
• Equity multiple: 4.15×
• Total profit: $48,522
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $409

Break-even live

Break-even rent $468

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 272 DOM
2. 2026-06-17
   days on market $55,000 Active 271 DOM
3. 2026-06-16
   days on market $55,000 Active 270 DOM
4. 2026-06-15
   days on market $55,000 Active 269 DOM
5. 2026-06-13
   days on market $55,000 Active 267 DOM
6. 2026-06-12
   days on market $55,000 Active 266 DOM
7. 2026-06-09
   days on market $55,000 Active 263 DOM
8. 2026-06-08
   days on market $55,000 Active 262 DOM
9. 2026-06-07
   days on market $55,000 Active 261 DOM
10. 2026-06-07
    days on market $55,000 Active 260 DOM
11. 2026-06-04
    days on market $55,000 Active 257 DOM
12. 2026-06-02
    days on market $55,000 Active 256 DOM
13. 2026-06-01
    days on market $55,000 Active 255 DOM
14. 2026-05-31
    days on market $55,000 Active 254 DOM
15. 2026-03-26
    price $55,000
16. 2025-12-04
    price $60,000
17. 2025-09-19
    listed $65,000 Active
18. 2011-03-04
    soldstatus 171-char remark

    Show marketing remark (171 chars)

    New roof in 2008-2009, new hot water heater in 2010. Furnace was rebuilt in 2010. Currently used as a rental property, but could be commercial because of its C-1 zoning.

19. 2010-08-14
    listed $49,000 171-char remark

    Show marketing remark (171 chars)

    New roof in 2008-2009, new hot water heater in 2010. Furnace was rebuilt in 2010. Currently used as a rental property, but could be commercial because of its C-1 zoning.

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $11,830
• − Mortgage interest: −$3,081
• − Property taxes: −$700
• − Insurance: −$275
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,600
• Taxable income: $4,281
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $3,882/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

+12.2% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $55,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-19 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2011-03-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-08-14 Listed $49,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $700 · +2.7% YoY. Source: county tax records.