309 N Polk St · Maysville, MO 64469

$26,040

2 bd · 3.0 ba · 760 sqft · Other public records · 78 Days on market

Built 1903 0.70 ac lot $34/sqft · 71% below area ↓ 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAYSVILLE MO HOME WITH 1 BEDROOM, FORMAL DINING ROOM, MAIN FLOOR LAUNDRY ROOM AND LOCATED ON . 70 LOT. THERE IS SO MUCH ROOM TO GROW ON THIS PROPERTY. SPEND YOUR SUMMER DAYS ON THIS COVERED FRONT PORCH WHILE YOU WATCH THE SUN GO DOWN.

Key facts

• Covered front porch
• Formal dining room
• Located on .70 lot

Tags

• FORMAL DINING ROOM
• MAIN FLOOR LAUNDRY ROOM
• COVERED FRONT PORCH
• LOCATED ON .70 LOT

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $26k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#262 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Maysville R-I (rural): math 42% / reading 53% proficiency, ranked #64 of 324 in MO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $180 of loan paydown is wiped out by about $781 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,477 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1903 — 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: 3.84% ✓
• Cap rate: 34.56%
• Cash-on-cash: 100.96%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $116,582
• List price: $26,040
• Delta: -75.54%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.78×
• Total profit: $34,863
• Equity at exit: $3,883

10-year hold

• IRR: —
• Equity multiple: 12.07×
• Total profit: $80,720
• Equity at exit: $2,251

Cash invested: $7,291 (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 64469

• Home prices YoY: -5.9%
• Active inventory: 13
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$137
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $613

Break-even live

Break-even rent $224

Max offer price $26,040

Occupancy floor 34%

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: $6,510
• Closing costs: $781
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 S Polk St Unit HZ101 Maysville, MO	1.0	1.0	600	$1,000	$1.67	43d	1	0.43mi

Listing history 17 events

1. 2026-06-18
   days on market $26,040 Active 78 DOM
2. 2026-06-17
   days on market $26,040 Active 77 DOM
3. 2026-06-17
   price $26,040 Active 76 DOM
4. 2026-06-16
   days on market $28,520 Active 76 DOM
5. 2026-06-15
   days on market $28,520 Active 75 DOM
6. 2026-06-13
   days on market $28,520 Active 73 DOM
7. 2026-06-12
   days on market $28,520 Active 72 DOM
8. 2026-06-09
   days on market $28,520 Active 69 DOM
9. 2026-06-08
   days on market $28,520 Active 68 DOM
10. 2026-06-07
    days on market $28,520 Active 67 DOM
11. 2026-06-05
    days on market $28,520 Active 65 DOM
12. 2026-06-04
    days on market $28,520 Active 63 DOM
13. 2026-06-02
    days on market $28,520 Active 62 DOM
14. 2026-06-01
    days on market $28,520 Active 61 DOM
15. 2026-05-31
    days on market $28,520 Active 60 DOM
16. 2026-05-16
    price $28,520 234-char remark

    Show marketing remark (234 chars)

    MAYSVILLE MO HOME WITH 1 BEDROOM, FORMAL DINING ROOM, MAIN FLOOR LAUNDRY ROOM AND LOCATED ON . 70 LOT. THERE IS SO MUCH ROOM TO GROW ON THIS PROPERTY. SPEND YOUR SUMMER DAYS ON THIS COVERED FRONT PORCH WHILE YOU WATCH THE SUN GO DOWN.

17. 2026-04-01
    listed $31,000 Active 234-char remark

    Show marketing remark (234 chars)

    MAYSVILLE MO HOME WITH 1 BEDROOM, FORMAL DINING ROOM, MAIN FLOOR LAUNDRY ROOM AND LOCATED ON . 70 LOT. THERE IS SO MUCH ROOM TO GROW ON THIS PROPERTY. SPEND YOUR SUMMER DAYS ON THIS COVERED FRONT PORCH WHILE YOU WATCH THE SUN GO DOWN.

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $350 · $29/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$1,459
• − Property taxes: −$350
• − Insurance: −$130
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$758
• Taxable income: $7,384
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $5,589/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: Maysville R-I
• NCES district ID: 2920550
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $46,475
• Composite: 40.33/100
• National rank: #3747
• State rank: #64 of 324 in MO

Livability — Maysville

• Score: 65/100
• State rank: #262
• US rank: #12497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, MO
• Population (ZIP): 2,218

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 12,582 people
• By 2030: 12,539 · -0.3%
• By 2040: 12,429 · -1.2%
• By 2050: 12,259 · -2.6%
• By 2075: 11,143 · -11.4%
• By 2100: 9,345 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+62.6) · D 18.1% · R 80.7% · Other 1.2%
• 2008→2024 swing: -37.1pp toward R · 2008: -25.6pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+59.8 2016: R+59.2 2012: R+42.8 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.27%
• Current HPI: 181.2765
• 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

-8.0% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $28,520 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $31,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $350 · +14.3% YoY. Source: county tax records.