310 Linn St · Belle, MO 65013

$125,000

3 bd · 1.0 ba · 1,340 sqft · Other public records · 4 Days on market

Built 1990 0.34 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this 3-bedroom, 1-bath ranch-style residence built in 1990. Offering convenient one-level living, this home features a functional floor plan with comfortable living spaces. Situated on a spacious corner lot, the property boasts a large backyard with ample room for outdoor entertaining, gardening, pets, or play. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home offers both comfort and practicality. Located in the heart of Belle, you'll enjoy small-town living while being just minutes from local schools, the city park, restaurants, and community amenities.

Key facts

• Outdoor entertaining
• Community amenities
• Large backyard

Tags

• ONE LEVEL LIVING
• SPACIOUS CORNER LOT
• LARGE BACKYARD
• OUTDOOR ENTERTAINING
• MINUTES FROM LOCAL SCHOOLS
• COMMUNITY AMENITIES

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single-family residence; One story; Residential property
• Construction: Brick and vinyl siding exterior
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $104k (16.5% below list).
• Recommended offer: $104k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#617 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Maries County R-II (rural): math 29% / reading 39% proficiency, ranked #242 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belle Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 275 students, 98% FRL); Belle High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 245 students, 38% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.1% local appreciation)).
• Maries County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $104,388 (16.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.93×
• Total profit: $32,650
• Equity at exit: $71,588

10-year hold

• IRR: 15.1%
• Equity multiple: 3.73×
• Total profit: $95,583
• Equity at exit: $124,177

Cash invested: $35,000 (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 65013

• Home prices YoY: 2.7%
• Active inventory: 17
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $50

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $125,000 Coming Soon 4 DOM
2. 2026-06-18
   days on market $125,000 Coming Soon 3 DOM
3. 2026-06-17
   days on market $125,000 Coming Soon 2 DOM
4. 2026-06-16
   remarks 634-char remark
5. 2026-06-16
   listed $125,000 Coming Soon 1 DOM

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$405/yr (+$34/mo · 50.2%)

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

Taxation est. · year 1

• Rental income: $12,527
• − Mortgage interest: −$7,002
• − Property taxes: −$807
• − Insurance: −$625
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$3,636
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $969/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: Maries County R-II
• NCES district ID: 2900001
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,578
• Composite: 27.91/100
• National rank: #6867
• State rank: #242 of 324 in MO

Livability — Belle

• Score: 58/100
• State rank: #617
• US rank: #21398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle, MO
• Population (ZIP): 2,973

Population outlook (Maries County) Hauer SSP2

• Today (2025): 8,458 people
• By 2030: 8,165 · -3.5%
• By 2040: 7,523 · -11.1%
• By 2050: 6,884 · -18.6%
• By 2075: 5,825 · -31.1%
• By 2100: 5,245 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Maries

• 2024 margin: Solid R (+67.5) · D 15.8% · R 83.3%
• 2008→2024 swing: -40.0pp toward R · 2008: -27.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+64.5 2016: R+61.5 2012: R+41.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.10%
• Current HPI: 192.1481
• 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 events — show timeline

• 2026-06-15 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2022-04-15 Sold (Public Records) — Public Records
• 2010-12-14 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $807 · +9.2% YoY. Source: county tax records.