201 S Carty St · Salem, MO 65560

$44,900

2 bd · 1.0 ba · 896 sqft · Other public records · 69 Days on market

Built 1930 6,629 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
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The perfect investment home. 2 bedrooms and 1 bathroom/laundry room combo. Large living room/dining room combo. Kitchen and utility room. Central heat and air. Sits on a large lot. Plenty of parking room. Roof, gutters, windows, deck and kitchen all updated in the last 10 years. Home is being sold As Is. Seller will make no repairs. With some work, this would be the perfect rental.

Key facts

• Updated deck
• Central heat and air
• Updated windows

Tags

• LARGE LOT
• CENTRAL HEAT AND AIR
• UPDATED ROOF
• UPDATED GUTTERS
• UPDATED WINDOWS
• UPDATED DECK

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single-family residence; One story; Private ownership; House
• Construction: Frame construction; Metal roof; Concrete perimeter foundation; Built area approximately 896 above-grade
• Exterior features: Deck; Front porch; Private yard; Shed(s)

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Exhaust fan; Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($724 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.7% in Salem — 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 69/100 on livability (#157 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities C-, commute F, employment F.
• Salem R-80 (town): math 25% / reading 41% proficiency, ranked #253 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wm. H. Lynch Elem. (247 students, 50% FRL); Salem Sr. High (math 8% / reading 47%, grade F, #417 of 521 statewide, top 80%, 616 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 3 units permitted in Dent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($310 loan paydown + $3k appreciation (5.7% local appreciation)).
• Dent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 1.61% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 3.44×
• Total profit: $30,638
• Equity at exit: $27,256

10-year hold

• IRR: 35.9%
• Equity multiple: 7.03×
• Total profit: $75,805
• Equity at exit: $48,610

Cash invested: $12,572 (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 65560

• Home prices YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $724 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $292

Break-even live

Break-even rent $354

Max offer price $44,900

Occupancy floor 55%

Sensitivity live

Price	-10% $317	-5% $305	+0% $292	+5% $279	+10% $267
Rent	-10% $235	-5% $263	+0% $292	+5% $321	+10% $349
Rate	-1.0pp $315	-0.5pp $303	base $292	+0.5pp $280	+1.0pp $268

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $44,900 Active 69 DOM
2. 2026-06-21
   days on market $44,900 Active 68 DOM
3. 2026-06-18
   days on market $44,900 Active 66 DOM
4. 2026-06-17
   days on market $44,900 Active 65 DOM
5. 2026-06-16
   days on market $44,900 Active 64 DOM
6. 2026-06-15
   days on market $44,900 Active 63 DOM
7. 2026-06-13
   days on market $44,900 Active 61 DOM
8. 2026-06-12
   days on market $44,900 Active 60 DOM
9. 2026-06-09
   days on market $44,900 Active 57 DOM
10. 2026-06-08
    days on market $44,900 Active 56 DOM
11. 2026-06-07
    days on market $44,900 Active 55 DOM
12. 2026-06-07
    pricedays on market $44,900 Active 54 DOM
13. 2026-06-04
    days on market $49,900 Active 51 DOM
14. 2026-06-02
    days on market $49,900 Active 50 DOM
15. 2026-06-01
    days on market $49,900 Active 49 DOM
16. 2026-05-31
    days on market $49,900 Active 48 DOM
17. 2026-05-18
    status Active
18. 2026-04-21
    historical Active Under Contract
19. 2026-04-13
    listed $49,900 Active
20. 1996-02-01
    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: $309 · $26/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$127/yr (+$11/mo · 41.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,686
• − Mortgage interest: −$2,515
• − Property taxes: −$309
• − Insurance: −$224
• − Repairs & maintenance: −$695
• − Management: −$695
• − Depreciation: −$1,306
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $2,797/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: Salem R-80
• NCES district ID: 2927090
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $32,306
• Composite: 26.94/100
• National rank: #7082
• State rank: #253 of 324 in MO

Livability — Salem

• Score: 69/100
• State rank: #157
• US rank: #8725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, MO
• Population (ZIP): 13,634

Population outlook (Dent County) Hauer SSP2

• Today (2025): 15,149 people
• By 2030: 14,734 · -2.7%
• By 2040: 13,862 · -8.5%
• By 2050: 12,959 · -14.5%
• By 2075: 11,217 · -26.0%
• By 2100: 9,399 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · China

Political lean MEDSL · Dent

• 2024 margin: Solid R (+70.2) · D 14.4% · R 84.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -37.8pp · 2024: -70.2pp
• All cycles: 2024: R+70.2 2020: R+69.0 2016: R+68.2 2012: R+49.6 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 238.9175
• 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

4 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-21 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-13 Listed $49,900 MARIS as Distributed by MLS Grid
• 1996-02-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $309 · +4.9% YoY. Source: county tax records.