302 S Kansas Ave · Marceline, MO 64658

$150,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 69 Days on market

Built 1966 0.32 ac lot $101/sqft · 17% below area Est $181k · 17% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +9.9/10.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Welcome home to this inviting 3 bed, 2 full bath property offering space, character, & excellent potential. Situated on a corner lot, this home features original hardwood floors that add warmth & timeless appeal throughout the main living areas. Enjoy cozy evenings by the wood-burning fireplace on the main floor, with a 2nd fireplace located in the unfinished basement—perfect for future expansion. The basement offers great potential to be finished into additional living space, includes an extra stool & sink for added convenience. The home is equipped with laundry hookups on both the main level & the basement, providing flexibility to suit your needs. The oversized 2-car detached garage, complete with a 3rd pull-up door on the side, is sure to please. You don't want to miss this one!!

Key facts

• Unfinished basement
• Corner lot
• 0.32 acre lot

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• UNFINISHED BASEMENT
• OVERSIZED DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-11 ($-130/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.6% below list).
• Recommended offer: $112k (25.6% below list) — sets the bar for 1% rule.

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: 22 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 $16k of equity ($1k loan paydown + $15k appreciation (9.8% 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 (9.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $111,611 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $181,375
• List price: $150,000
• Delta: -17.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Howell Ave	0.37mi	3/2.0	1,620 (+10%)	7mo	$177,000	$109	61
31461 Highway JJ N/A	0.60mi	3/1.5	1,560 (+5%)	6mo	$180,000	$115	56
227 E California Ave	0.39mi	3/2.0	1,659 (+12%)	12mo	$185,000	$112	52

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

Projected returns pro-forma

9.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.88×
• Total profit: $78,976
• Equity at exit: $133,051

10-year hold

• IRR: 21.0%
• Equity multiple: 6.53×
• Total profit: $232,458
• Equity at exit: $284,742

Cash invested: $42,000 (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 64658

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-11

Break-even live

Break-even rent $1,130

Max offer price $148,087

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 69 DOM
2. 2026-06-17
   days on market $150,000 Active 68 DOM
3. 2026-06-16
   days on market $150,000 Active 67 DOM
4. 2026-06-15
   days on market $150,000 Active 66 DOM
5. 2026-06-13
   days on market $150,000 Active 64 DOM
6. 2026-06-12
   days on market $150,000 Active 63 DOM
7. 2026-06-09
   days on market $150,000 Active 60 DOM
8. 2026-06-08
   days on market $150,000 Active 59 DOM
9. 2026-06-07
   days on market $150,000 Active 58 DOM
10. 2026-06-07
    days on market $150,000 Active 57 DOM
11. 2026-06-04
    days on market $150,000 Active 54 DOM
12. 2026-06-02
    days on market $150,000 Active 53 DOM
13. 2026-06-01
    days on market $150,000 Active 52 DOM
14. 2026-05-31
    days on market $150,000 Active 51 DOM
15. 2026-04-10
    listed $150,000 Active 823-char remark

    Show marketing remark (823 chars)

    Welcome home to this inviting 3 bed, 2 full bath property offering space, character, & excellent potential. Situated on a corner lot, this home features original hardwood floors that add warmth & timeless appeal throughout the main living areas. Enjoy cozy evenings by the wood-burning fireplace on the main floor, with a 2nd fireplace located in the unfinished basement—perfect for future expansion. The basement offers great potential to be finished into additional living space, includes an extra stool & sink for added convenience. The home is equipped with laundry hookups on both the main level & the basement, providing flexibility to suit your needs. The oversized 2-car detached garage, complete with a 3rd pull-up door on the side, is sure to please. You don't want to miss this one!!

16. 2023-08-30
    status Active
17. 2023-08-12
    historical
18. 2023-02-27
    price $146,900
19. 2023-02-27
    price $146,900
20. 2022-12-17
    listed $154,900 Active
21. 2022-12-16
    listed $154,900 Active
22. 2022-08-12
    listed $154,900 Active
23. 2022-08-10
    listed $154,900 Active
24. 1967-10-26
    soldstatus

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$934/yr (+$78/mo · 179.1%)

ⓘ 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 3/10 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: $13,393
• − Mortgage interest: −$8,402
• − Property taxes: −$521
• − Insurance: −$750
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,364
• Taxable loss: −$2,787
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $539/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 (ZIP): 3,112

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.81%
• Current HPI: 258.5949
• 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

-3.2% since first listed

10 events — show timeline

• 2026-04-10 Listed $150,000 NECAR
• 2023-08-30 Relisted — CBORMLS
• 2023-08-12 Delisted — CBORMLS
• 2023-02-27 Price Changed $146,900 NECAR
• 2023-02-27 Price Changed $146,900 CBORMLS
• 2022-12-17 Listed $154,900 NECAR
• 2022-12-16 Listed $154,900 CBORMLS
• 2022-08-12 Listed $154,900 NECAR
• 2022-08-10 Listed $154,900 CBORMLS
• 1967-10-26 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $521 · +5.0% YoY. Source: county tax records.