902 Jenkins St · Slater, MO 65349

$25,000

2 bd · 1.0 ba · 875 sqft · Other · 22 Days on market

Built 1910 0.35 ac lot $29/sqft · 65% below area

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Investor special! This 2- bedroom, 1 -bath home is priced to sell and full of potential. Whether you're looking to add to your rental portfolio, flip or create a cozy starter home, this property offers a great opportunity at an affordable price point. With a functional layout and solid bones, a little vision can go a long way. Conveniently located and ready for its next chapter- don't miss your chance to turn this into a smart investment!

Key facts

• 0.35 acre lot
• Built 1910
• Listed 22 days

Property features AI

Finance

• Financial info: Annual property tax approximately $602.58

Exterior

• Home design: Single-family residence; One story; Residential property
• Construction: 875 sq ft finished above grade; 875 sq ft finished below grade
• Exterior features: Lot approximately 80 x 190; Residential zoning

Interior

• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#241 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Slater (rural): math 15% / reading 35% proficiency, ranked #492 of 535 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alexander Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 211 students, 100% FRL); Slater High (math 5% / reading 24%, grade F, #490 of 521 statewide, top 95%, 131 students, 99% FRL) — zoned schools average 100% FRL vs 50% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (6.6% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
4. 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.
5. 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.
6. 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: 3.40% ✓
• Cap rate: 29.77%
• Cash-on-cash: 83.83%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (median comp): $71,383
• List price: $25,000
• Delta: -64.98%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.8%
• Equity multiple: 6.61×
• Total profit: $39,247
• Equity at exit: $16,636

10-year hold

• IRR: 88.0%
• Equity multiple: 13.99×
• Total profit: $90,896
• Equity at exit: $30,995

Cash invested: $7,000 (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 65349

• Home prices YoY: 5.3%
• Active inventory: 14
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $489

Break-even live

Break-even rent $231

Max offer price $25,000

Occupancy floor 37%

Sensitivity live

Price	-10% $503	-5% $496	+0% $489	+5% $482	+10% $475
Rent	-10% $422	-5% $455	+0% $489	+5% $523	+10% $556
Rate	-1.0pp $502	-0.5pp $495	base $489	+0.5pp $483	+1.0pp $476

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-17
   statusdays on market $25,000 Pending 22 DOM
2. 2026-06-16
   days on market $25,000 Active 21 DOM
3. 2026-06-15
   days on market $25,000 Active 20 DOM
4. 2026-06-13
   days on market $25,000 Active 18 DOM
5. 2026-06-12
   days on market $25,000 Active 17 DOM
6. 2026-06-09
   days on market $25,000 Active 14 DOM
7. 2026-06-08
   days on market $25,000 Active 13 DOM
8. 2026-06-07
   days on market $25,000 Active 12 DOM
9. 2026-06-07
   days on market $25,000 Active 11 DOM
10. 2026-06-04
    days on market $25,000 Active 8 DOM
11. 2026-06-03
    status $25,000 Active 7 DOM
12. 2026-05-14
    status Pending 442-char remark
13. 2026-05-06
    listed $25,000 Active 442-char remark

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,202
• − Mortgage interest: −$1,400
• − Property taxes: −$493
• − Insurance: −$125
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$727
• Taxable income: $5,824
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $4,470/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: Slater
• NCES district ID: 2928360
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,330
• Composite: 23.75/100
• National rank: #13230
• State rank: #492 of 535 in MO

Livability — Slater

• Score: 66/100
• State rank: #241
• US rank: #11842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slater, MO
• Population (ZIP): 2,562

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 (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 1% Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

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: ▲ 6.58%
• Current HPI: 130.9992
• 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

• 2026-06-17 Pending — CMBR
• 2026-06-02 Relisted — CMBR
• 2026-05-14 Pending — CMBR
• 2026-05-06 Listed $25,000 CMBR

Property tax history

+8.7%/yr

Latest (2025): $493 · +14.5% YoY. Source: county tax records.