214 Dulaney St · Slater, MO 65349

$120,000

2 bd · 2.0 ba · 1,517 sqft · Other · 72 Days on market

Built 1964 5,950 sqft lot $79/sqft · at area comps Est $126k · at est.

---

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 +15.4/30.0
• ARV discount +9.6/15.0
• Appreciation +8.3/10.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Here's an adorable home with a lot of character! Vaulted ceilings, sliding barn doors and check out the flooring in the dining/kitchen area! This is a 2 bedroom, plus one non-conforming, 2 bath home with laundry on the main floor! It is move in ready and priced to sell. Schedule your showing today!

Key facts

• 5,950 sq ft lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $46 ($554/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 $103k (14.0% below list).
• Recommended offer: $103k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#241 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Slater (rural): math 15% / reading 35% proficiency, ranked #492 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alexander Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 211 students, 100% FRL); Slater High (math 5% / reading 24%, grade F, #490 of 521 statewide, top 95%, 131 students, 99% FRL) — zoned schools average 100% FRL vs 50% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (6.6% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,214 (14.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $125,911
• List price: $120,000
• Delta: -4.69%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.24×
• Total profit: $41,716
• Equity at exit: $79,851

10-year hold

• IRR: 17.4%
• Equity multiple: 4.55×
• Total profit: $119,408
• Equity at exit: $148,777

Cash invested: $33,600 (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 65349

• Home prices YoY: 5.3%
• Active inventory: 14
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $46

Break-even live

Break-even rent $974

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $80	+0% $46	+5% $12	+10% $-22
Rent	-10% $-35	-5% $5	+0% $46	+5% $87	+10% $128
Rate	-1.0pp $107	-0.5pp $77	base $46	+0.5pp $15	+1.0pp $-17

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 72 DOM
2. 2026-06-21
   days on market $120,000 Active 71 DOM
3. 2026-06-18
   days on market $120,000 Active 69 DOM
4. 2026-06-17
   days on market $120,000 Active 68 DOM
5. 2026-06-16
   days on market $120,000 Active 67 DOM
6. 2026-06-16
   remarks 354-char remark
7. 2026-06-16
   price $120,000 Active 66 DOM
8. 2026-06-15
   days on market $134,900 Active 66 DOM
9. 2026-06-13
   days on market $134,900 Active 64 DOM
10. 2026-06-12
    days on market $134,900 Active 63 DOM
11. 2026-06-09
    days on market $134,900 Active 60 DOM
12. 2026-06-08
    days on market $134,900 Active 59 DOM
13. 2026-06-07
    days on market $134,900 Active 58 DOM
14. 2026-06-07
    days on market $134,900 Active 57 DOM
15. 2026-06-04
    days on market $134,900 Active 54 DOM
16. 2026-06-02
    days on market $134,900 Active 53 DOM
17. 2026-06-01
    days on market $134,900 Active 52 DOM
18. 2026-05-31
    days on market $134,900 Active 51 DOM
19. 2026-05-18
    price $134,900 299-char remark

    Show marketing remark (299 chars)

    Here's an adorable home with a lot of character! Vaulted ceilings, sliding barn doors and check out the flooring in the dining/kitchen area! This is a 2 bedroom, plus one non-conforming, 2 bath home with laundry on the main floor! It is move in ready and priced to sell. Schedule your showing today!

20. 2026-04-10
    listed $139,900 Active 299-char remark

    Show marketing remark (299 chars)

    Here's an adorable home with a lot of character! Vaulted ceilings, sliding barn doors and check out the flooring in the dining/kitchen area! This is a 2 bedroom, plus one non-conforming, 2 bath home with laundry on the main floor! It is move in ready and priced to sell. Schedule your showing today!

21. 2021-04-02
    soldstatus
22. 2021-03-31
    soldstatus 271-char remark

    Show marketing remark (271 chars)

    NEW, NEW, NEW!!! This home is move in ready! Home has new replacement windows, doors, flooring throughout the house, ceiling fans, light fixtures, countertops, and the list goes on. Home is 2 bedroom plus 1 non conforming, and 2 full baths. Laundry is on the main floor.

23. 2021-02-08
    listed $100,000 271-char remark

    Show marketing remark (271 chars)

    NEW, NEW, NEW!!! This home is move in ready! Home has new replacement windows, doors, flooring throughout the house, ceiling fans, light fixtures, countertops, and the list goes on. Home is 2 bedroom plus 1 non conforming, and 2 full baths. Laundry is on the main floor.

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$85/yr (+$7/mo · 7.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $12,386
• − Mortgage interest: −$6,722
• − Property taxes: −$1,079
• − Insurance: −$600
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,491
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $911/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: Slater
• NCES district ID: 2928360
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,330
• Composite: 23.75/100
• National rank: #13230
• State rank: #492 of 535 in MO

Livability — Slater

• Score: 66/100
• State rank: #241
• US rank: #11842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slater, MO
• Population (ZIP): 2,562

Population outlook (Saline County) Hauer SSP2

• Today (2025): 22,716 people
• By 2030: 22,343 · -1.6%
• By 2040: 21,596 · -4.9%
• By 2050: 21,171 · -6.8%
• By 2075: 20,680 · -9.0%
• By 2100: 20,147 · -11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 1% Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.4) · D 29.2% · R 69.7% · Other 1.1%
• 2008→2024 swing: -37.9pp toward R · 2008: -2.5pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+37.3 2016: R+34.5 2012: R+14.4 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.58%
• Current HPI: 130.9992
• 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

+34.9% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $134,900 CMBR
• 2026-04-10 Listed $139,900 CMBR
• 2021-04-02 Sold (Public Records) — Public Records
• 2021-03-31 Sold (MLS) — CMBR
• 2021-02-08 Listed $100,000 CMBR

Property tax history

+7.1%/yr

Latest (2025): $1,079 · +14.4% YoY. Source: county tax records.