709 Elm St · Slater, MO 65349

$45,000

5 bd · 2.0 ba · 1,729 sqft · Other · 43 Days on market

Built 1915 10,360 sqft lot ↓ 13% 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
• 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

Spacious 5-bedroom 1.5 bath two story home full of potential. Featuring a classic front porch and situated on a shaded lot, this property is perfect for buyers looking to put their personal touch on a fixer upper. Conveniently located near the school and a park, it offers both space and location. Being sold as-is, bring your vision and make it your own.

Key facts

• Shaded lot
• Front porch
• Near school

Tags

• FRONT PORCH
• SHADED LOT
• NEAR SCHOOL
• NEAR PARK

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Above-grade finished living area; Below-grade finished living area
• Exterior features: Lot dimensions approximately 70 x 148; Zoned residential

Interior

• Heating & cooling: Heating included
• Interior features: 10 total rooms; Has heating

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% 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: schools F, amenities F, commute 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.
• 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 $3k of equity ($311 loan paydown + $3k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.58% ✓
• Cap rate: 22.55%
• Cash-on-cash: 58.05%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 66.8%
• Equity multiple: 5.24×
• Total profit: $53,387
• Equity at exit: $29,944

10-year hold

• IRR: 63.3%
• Equity multiple: 11.02×
• Total profit: $126,309
• Equity at exit: $55,791

Cash invested: $12,600 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $610

Break-even live

Break-even rent $388

Max offer price $45,000

Occupancy floor 42%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 43 DOM
2. 2026-06-17
   days on market $45,000 Active 42 DOM
3. 2026-06-16
   days on market $45,000 Active 41 DOM
4. 2026-06-15
   days on market $45,000 Active 40 DOM
5. 2026-06-13
   days on market $45,000 Active 38 DOM
6. 2026-06-12
   days on market $45,000 Active 37 DOM
7. 2026-06-09
   days on market $45,000 Active 34 DOM
8. 2026-06-08
   days on market $45,000 Active 33 DOM
9. 2026-06-07
   days on market $45,000 Active 32 DOM
10. 2026-06-07
    days on market $45,000 Active 31 DOM
11. 2026-06-04
    days on market $45,000 Active 28 DOM
12. 2026-06-02
    days on market $45,000 Active 27 DOM
13. 2026-06-01
    days on market $45,000 Active 26 DOM
14. 2026-05-31
    days on market $45,000 Active 25 DOM
15. 2026-05-06
    listed $52,000 Active 355-char remark
16. 2019-12-17
    soldstatus
17. 2019-05-24
    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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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: $13,920
• − Mortgage interest: −$2,521
• − Property taxes: −$625
• − Insurance: −$225
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,309
• Taxable income: $7,013
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,632/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

-13.5% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $45,000 CMBR
• 2026-05-06 Listed $52,000 CMBR
• 2019-12-17 Sold (Public Records) — Public Records
• 2019-05-24 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $625 · +14.2% YoY. Source: county tax records.