110 E Main St · Hayti, MO 63851

$115,000

3 bd · 2.5 ba · 2,996 sqft · Other public records · 183 Days on market

Built 1942 10,626 sqft lot $38/sqft · 30% below area Est $163k · 30% under ↓ 42% since listing

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to this charming and spacious 4 bedroom, 2.5 bath home offering approximately 2,500 sq. ft. and situated on a corner lot. Featuring multiple living areas, two fireplaces, and a built-in bar, this home provides great space for entertaining and everyday living. The upstairs bedroom and full bath offer a separate living space, while outdoor sheds provide additional storage. Enjoy the screened in porch, perfect for relaxing outdoors. An additional room offers the potential for a 5th bedroom or office. A solid home with character and room to personalize, ideally located with quick access to town amenities.

Key facts

• Upstairs bedroom
• Full bath
• Built-in bar

Tags

• CORNER LOT
• MULTIPLE LIVING AREAS
• TWO FIREPLACES
• BUILT-IN BAR
• UPSTAIRS BEDROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#555 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, amenities F.
• Hayti R-II (town): math 9% / reading 20% proficiency, ranked #316 of 324 in MO (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1942 — 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: 1.05% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $163,360
• List price: $115,000
• Delta: -29.60%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.86×
• Total profit: $27,582
• Equity at exit: $51,709

10-year hold

• IRR: 16.7%
• Equity multiple: 3.45×
• Total profit: $78,920
• Equity at exit: $79,690

Cash invested: $32,200 (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 63851

• Active inventory: 11
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $216

Break-even live

Break-even rent $934

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $281	-5% $248	+0% $216	+5% $183	+10% $151
Rent	-10% $120	-5% $168	+0% $216	+5% $263	+10% $311
Rate	-1.0pp $274	-0.5pp $245	base $216	+0.5pp $186	+1.0pp $156

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 183 DOM
2. 2026-06-18
   days on market $115,000 Active 181 DOM
3. 2026-06-17
   days on market $115,000 Active 180 DOM
4. 2026-06-16
   days on market $115,000 Active 179 DOM
5. 2026-06-15
   days on market $115,000 Active 178 DOM
6. 2026-06-13
   days on market $115,000 Active 176 DOM
7. 2026-06-12
   days on market $115,000 Active 175 DOM
8. 2026-06-09
   days on market $115,000 Active 172 DOM
9. 2026-06-08
   days on market $115,000 Active 171 DOM
10. 2026-06-07
    days on market $115,000 Active 170 DOM
11. 2026-06-07
    days on market $115,000 Active 169 DOM
12. 2026-06-04
    days on market $115,000 Active 166 DOM
13. 2026-06-02
    days on market $115,000 Active 165 DOM
14. 2026-06-01
    days on market $115,000 Active 164 DOM
15. 2026-05-31
    days on market $115,000 Active 163 DOM
16. 2026-02-06
    price $115,000 619-char remark

    Show marketing remark (619 chars)

    Welcome to this charming and spacious 4 bedroom, 2.5 bath home offering approximately 2,500 sq. ft. and situated on a corner lot. Featuring multiple living areas, two fireplaces, and a built-in bar, this home provides great space for entertaining and everyday living. The upstairs bedroom and full bath offer a separate living space, while outdoor sheds provide additional storage. Enjoy the screened in porch, perfect for relaxing outdoors. An additional room offers the potential for a 5th bedroom or office. A solid home with character and room to personalize, ideally located with quick access to town amenities.

17. 2025-12-18
    listed $120,000 Active 619-char remark

    Show marketing remark (619 chars)

    Welcome to this charming and spacious 4 bedroom, 2.5 bath home offering approximately 2,500 sq. ft. and situated on a corner lot. Featuring multiple living areas, two fireplaces, and a built-in bar, this home provides great space for entertaining and everyday living. The upstairs bedroom and full bath offer a separate living space, while outdoor sheds provide additional storage. Enjoy the screened in porch, perfect for relaxing outdoors. An additional room offers the potential for a 5th bedroom or office. A solid home with character and room to personalize, ideally located with quick access to town amenities.

18. 2025-04-14
    price $152,400
19. 2025-01-16
    listed $169,000 Active
20. 2025-01-11
    historical
21. 2024-10-30
    price $170,000
22. 2024-07-16
    listed $188,500 Active
23. 2024-06-28
    historical
24. 2023-12-29
    listed $198,500 Active
25. 2022-09-22
    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: $1,038 · $87/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$77/yr (+$6/mo · 7.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,481
• − Mortgage interest: −$6,442
• − Property taxes: −$1,038
• − Insurance: −$575
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,345
• Taxable income: $764
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,407/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: Hayti R-II
• NCES district ID: 2913800
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 20% ▼ -2.00%
• Median HH income: $24,066
• Composite: 10.83/100
• National rank: #9762
• State rank: #316 of 324 in MO

Livability — Hayti

• Score: 59/100
• State rank: #555
• US rank: #20309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayti, MO
• Population (ZIP): 3,366

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Black 38% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-42.1% since first listed

10 events — show timeline

• 2026-02-06 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2025-12-18 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-04-14 Price Changed $152,400 MARIS as Distributed by MLS Grid
• 2025-01-16 Listed $169,000 MARIS as Distributed by MLS Grid
• 2025-01-11 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-30 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2024-07-16 Listed $188,500 MARIS as Distributed by MLS Grid
• 2024-06-28 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-29 Listed $198,500 MARIS as Distributed by MLS Grid
• 2022-09-22 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,038 · +4.6% YoY. Source: county tax records.