729 Rea St · Marshall, MO 65340

$85,000

2 bd · 1.0 ba · 742 sqft · Other · 1 Days on market

Built 1960 5,200 sqft lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

House has siding, new roof and new furnace and air to be installed prior to closing. House has nice size kitchen and living room. There is hardwood floors in some rooms. Call today. It won't last long.

Key facts

• 5,200 sq ft lot
• Built 1960

Property features AI

Exterior

• Home design: Single-family residence; One story
• Construction: 742 finished above-grade square footage
• Exterior features: Lot roughly 52 x 100; Zoned residential

Interior

• Kitchen: Refrigerator
• Heating & cooling: Has heating
• Interior features: Range; Oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $82k (3.1% below list).
• Recommended offer: $82k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 $588 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $82,333 (3.1% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-5,621
• Equity at exit: $12,674

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $5,526
• Equity at exit: $7,349

Cash invested: $23,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $128

Break-even live

Break-even rent $661

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-17
   status $85,000 Pending 1 DOM
2. 2026-06-16
   remarks 189-char remark
3. 2026-06-16
   listed $85,000 Active 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: $490 · $41/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$335/yr (+$28/mo · 68.3%)

ⓘ 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 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: $9,880
• − Mortgage interest: −$4,761
• − Property taxes: −$490
• − Insurance: −$425
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$2,473
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,505/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

+21.4% since first listed

4 events — show timeline

• 2026-06-15 Listed $85,000 CMBR
• 2021-04-13 Sold (Public Records) — Public Records
• 2021-04-12 Sold (MLS) — CMBR
• 2021-02-28 Listed $70,000 CMBR

Property tax history

+4.3%/yr

Latest (2025): $490 · +1.6% YoY. Source: county tax records.