204 W 9th St · Salisbury, MO 65281

$6,080

2 bd · 1.0 ba · 1,008 sqft · Other · 15 Days on market

Built 1960 7,840 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 +15.0/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment Opportunity, 2 bedrooms and 1 full bathroom home. This home is a USDA property sold ''As-is, Where -is'' . Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or for more information, visit www. mynextbid.com. Proof of Funds required with all offers. NOTE: This home has been vandalized with wiring, copper and plumbing missing along with major drywall damage. '' ALL OFFERS ARE SUBJECT TO SELLER APPROVAL. PLEASE VISIT MYNEXTBID. COM for additional details or to submit an offer'' Auction Ends: Tuesday, June 16th

Key facts

• 7,840 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Carport; Has garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; R-S single family residential zoning
• Construction: Composition roof
• Exterior features: Paved road access; No other structures on the property

Interior

• Kitchen: Eat-in kitchen
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $6k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $6k).
• Recommended offer: $6k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#285 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Salisbury R-IV (rural): math 32% / reading 43% proficiency, ranked #186 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salisbury Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 220 students, 46% FRL); Salisbury High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 242 students, 41% FRL).
• Market conditions: 4 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 1 units permitted in Chariton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $626 of equity ($42 loan paydown + $584 appreciation (9.6% local appreciation)).
• Chariton County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Recommended offer $5,988 (1.5% 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. 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?
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: 13.08% ✓
• Cap rate: 121.96%
• Cash-on-cash: 413.09%
• DSCR: 19.38
• GRM: 0.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 24.78×
• Total profit: $40,487
• Equity at exit: $5,306

10-year hold

• IRR: —
• Equity multiple: 53.78×
• Total profit: $89,859
• Equity at exit: $11,265

Cash invested: $1,702 (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 65281

• Home prices YoY: 7.5%
• Active inventory: 4
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$32
• Tax est. 1.5%: −$8 /mo · $91/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $586

Break-even live

Break-even rent $53

Max offer price $6,080

Occupancy floor 21%

Sensitivity live

Price	-10% $590	-5% $588	+0% $586	+5% $584	+10% $582
Rent	-10% $523	-5% $555	+0% $586	+5% $617	+10% $649
Rate	-1.0pp $589	-0.5pp $588	base $586	+0.5pp $584	+1.0pp $583

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: $1,520
• Closing costs: $182
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1058 Morningside Dr Unit D Salisbury, MO	2.0	1.0	740	$795	$1.07	11d	1	0.28mi
1058 Morningside Dr Unit B Salisbury, MO	2.0	1.0	740	$795	$1.07	8d	1	0.28mi
501 E 6th St Salisbury, MO	2.0	1.0	900	$795	$0.88	2d	1	0.44mi

Listing history 12 events

1. 2026-06-21
   days on market $6,080 Active 15 DOM
2. 2026-06-18
   days on market $6,080 Active 13 DOM
3. 2026-06-17
   days on market $6,080 Active 12 DOM
4. 2026-06-16
   days on market $6,080 Active 11 DOM
5. 2026-06-15
   days on market $6,080 Active 10 DOM
6. 2026-06-13
   days on market $6,080 Active 8 DOM
7. 2026-06-12
   days on market $6,080 Active 7 DOM
8. 2026-06-09
   days on market $6,080 Active 4 DOM
9. 2026-06-08
   days on market $6,080 Active 3 DOM
10. 2026-06-07
    days on market $6,080 Active 2 DOM
11. 2026-06-07
    remarks 608-char remark
12. 2026-06-07
    listed $6,080 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,540
• − Mortgage interest: −$341
• − Property taxes: −$91
• − Insurance: −$30
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$177
• Taxable income: $7,375
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $5,262/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: Salisbury R-IV
• NCES district ID: 2927520
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $42,590
• Composite: 31.67/100
• National rank: #5927
• State rank: #186 of 324 in MO

Livability — Salisbury

• Score: 65/100
• State rank: #285
• US rank: #13249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, MO
• Population (ZIP): 3,076

Population outlook (Chariton County) Hauer SSP2

• Today (2025): 6,951 people
• By 2030: 6,557 · -5.7%
• By 2040: 5,860 · -15.7%
• By 2050: 5,246 · -24.5%
• By 2075: 4,168 · -40.0%
• By 2100: 3,187 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Chariton

• 2024 margin: Solid R (+56.4) · D 21.4% · R 77.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -12.8pp · 2024: -56.4pp
• All cycles: 2024: R+56.4 2020: R+53.8 2016: R+52.0 2012: R+27.8 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.61%
• Current HPI: 137.5124
• 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

1 event — show timeline

• 2026-06-05 Listed $6,080 CBORMLS

Property tax history

-0.3%/yr

Latest (2025): $431 · -0.4% YoY. Source: county tax records.