126 Slater St · Marshall, MO 65340

$99,000

2 bd · 1.0 ba · 1,172 sqft · Other · 164 Days on market

Built 1950 7,056 sqft lot $84/sqft · 27% below area Est $136k · 27% under

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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).

• Cash flow +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential in this 2 bedroom sitting on a corner lot.

Key facts

• 7,056 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.7% in Marshall — 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 74/100 on livability (#62 in MO, #4,390 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, amenities F.
• Marshall (town): math 17% / reading 29% proficiency, ranked #296 of 324 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 107 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1950 — 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. 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.
6. 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.
7. 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: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $136,119
• List price: $99,000
• Delta: -27.27%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,757
• Equity at exit: $14,761

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $12,463
• Equity at exit: $8,560

Cash invested: $27,720 (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 65340

• Home prices YoY: -31.4%
• Active inventory: 107
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $193

Break-even live

Break-even rent $772

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 164 DOM
2. 2026-06-17
   days on market $99,000 Active 163 DOM
3. 2026-06-16
   days on market $99,000 Active 162 DOM
4. 2026-06-15
   days on market $99,000 Active 161 DOM
5. 2026-06-13
   days on market $99,000 Active 159 DOM
6. 2026-06-12
   days on market $99,000 Active 158 DOM
7. 2026-06-09
   days on market $99,000 Active 155 DOM
8. 2026-06-08
   days on market $99,000 Active 154 DOM
9. 2026-06-07
   days on market $99,000 Active 153 DOM
10. 2026-06-07
    days on market $99,000 Active 152 DOM
11. 2026-06-04
    days on market $99,000 Active 149 DOM
12. 2026-06-02
    days on market $99,000 Active 148 DOM
13. 2026-06-01
    days on market $99,000 Active 147 DOM
14. 2026-05-31
    days on market $99,000 Active 146 DOM
15. 2026-03-30
    listed $99,000 Active 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

16. 2026-03-27
    soldstatus Closed 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

17. 2026-02-04
    status Active 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

18. 2025-11-06
    price $99,000 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

19. 2025-10-16
    status Active 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

20. 2025-10-10
    status Pending 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

21. 2025-09-29
    price $105,000 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

22. 2025-09-19
    price $110,000 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

23. 2025-09-07
    price $115,000 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

24. 2025-09-07
    listed $1,156,000 Active 60-char remark

    Show marketing remark (60 chars)

    Lots of potential in this 2 bedroom sitting on a corner lot.

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$366/yr (+$31/mo · 61.7%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,202
• − Mortgage interest: −$5,546
• − Property taxes: −$594
• − Insurance: −$495
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,880
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,144/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: Marshall
• NCES district ID: 2920410
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $38,967
• Composite: 19.3/100
• National rank: #8796
• State rank: #296 of 324 in MO

Livability — Marshall

• Score: 74/100
• State rank: #62
• US rank: #4390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, MO
• Population (ZIP): 15,977

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Two or more races 10% Black 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 8% · Canada, Dominican Republic, China
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -94.60%
• Current HPI: 206.6714
• 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

-91.4% since first listed

10 events — show timeline

• 2026-03-30 Listed $99,000 CMBR
• 2026-03-27 Sold (MLS) — CMBR
• 2026-02-04 Relisted — CMBR
• 2025-11-06 Price Changed $99,000 CMBR
• 2025-10-16 Relisted — CMBR
• 2025-10-10 Pending — CMBR
• 2025-09-29 Price Changed $105,000 CMBR
• 2025-09-19 Price Changed $110,000 CMBR
• 2025-09-07 Price Changed $115,000 CMBR
• 2025-09-07 Listed $1,156,000 CMBR

Property tax history

+4.2%/yr

Latest (2025): $594 · +1.7% YoY. Source: county tax records.