123 Park Ave · Maryville, MO 64468

$127,000

4 bd · 2.0 ba · 884 sqft · Other public records · 158 Days on market

Built 1915 3,828 sqft lot

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Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated duplex in Maryville offering excellent flexibility for an owner-occupant or investor. Recent improvements include a new roof in 2025, new exterior stairs to the upper unit, and a complete interior redo in both units with new flooring, fresh paint, and added in-unit laundry with brand-new washers and dryers installed. The property is currently vacant, allowing a new owner to select their own tenants or live in one unit while renting the other. Both units are clean, updated, and move-in ready. A solid turnkey opportunity in Maryville with modern updates and multiple use options

Key facts

• Modern updates
• In-unit laundry
• New exterior stairs

Tags

• NEW ROOF
• NEW EXTERIOR STAIRS
• COMPLETE INTERIOR REDO
• IN-UNIT LAUNDRY
• BRAND-NEW WASHERS AND DRYERS
• MODERN UPDATES

Property features AI

Finance

• Other: Lot approximately 58 x 66 feet (3,828 sq ft); Above-grade finished area reported as 1,606 (source: assessor)
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Other residential subtype; 2-story floor plan; Facing direction not specified; Entry level not specified
• Construction: Block construction; Composition roof; Has basement (unfinished, walk-out access); Approximately 101+ years old
• Exterior features: Deck; Property not in a flood plain

Interior

• Kitchen: Kitchen on the first floor; Kitchen on the second floor; Free-standing electric oven
• Bedrooms: 4 bedrooms (two on the first floor, two on the second floor)
• Bathrooms: 2 full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced-air heating (natural gas); Window air-conditioning units
• Interior features: Free-standing electric oven; Unfinished walk-out basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $127k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (9.4% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Maryville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#23 in MO, #2,122 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, commute F.
• Maryville R-II (town): math 42% / reading 53% proficiency, ranked #79 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1915 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,132
• Equity at exit: $18,936

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $188
• Equity at exit: $10,981

Cash invested: $35,560 (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 64468

• Home prices YoY: -25.4%
• Active inventory: 134
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $133

Break-even live

Break-even rent $981

Max offer price $127,000

Occupancy floor 83%

Sensitivity live

Price	-10% $205	-5% $169	+0% $133	+5% $97	+10% $61
Rent	-10% $42	-5% $88	+0% $133	+5% $179	+10% $224
Rate	-1.0pp $197	-0.5pp $166	base $133	+0.5pp $100	+1.0pp $67

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   days on market $127,000 Active 158 DOM
2. 2026-06-13
   days on market $127,000 Active 156 DOM
3. 2026-06-12
   days on market $127,000 Active 155 DOM
4. 2026-06-09
   days on market $127,000 Active 152 DOM
5. 2026-06-08
   days on market $127,000 Active 151 DOM
6. 2026-06-07
   days on market $127,000 Active 150 DOM
7. 2026-06-07
   days on market $127,000 Active 149 DOM
8. 2026-06-04
   days on market $127,000 Active 146 DOM
9. 2026-06-02
   days on market $127,000 Active 145 DOM
10. 2026-06-01
    days on market $127,000 Active 144 DOM
11. 2026-05-31
    days on market $127,000 Active 143 DOM
12. 2026-05-23
    price $127,000 590-char remark

    Show marketing remark (590 chars)

    Updated duplex in Maryville offering excellent flexibility for an owner-occupant or investor. Recent improvements include a new roof in 2025, new exterior stairs to the upper unit, and a complete interior redo in both units with new flooring, fresh paint, and added in-unit laundry with brand-new washers and dryers installed. The property is currently vacant, allowing a new owner to select their own tenants or live in one unit while renting the other. Both units are clean, updated, and move-in ready. A solid turnkey opportunity in Maryville with modern updates and multiple use options

13. 2026-05-23
    price $127,000

    Show marketing remark (590 chars)

    Updated duplex in Maryville offering excellent flexibility for an owner-occupant or investor. Recent improvements include a new roof in 2025, new exterior stairs to the upper unit, and a complete interior redo in both units with new flooring, fresh paint, and added in-unit laundry with brand-new washers and dryers installed. The property is currently vacant, allowing a new owner to select their own tenants or live in one unit while renting the other. Both units are clean, updated, and move-in ready. A solid turnkey opportunity in Maryville with modern updates and multiple use options

14. 2026-05-23
    price $137,500 590-char remark

    Show marketing remark (590 chars)

    Updated duplex in Maryville offering excellent flexibility for an owner-occupant or investor. Recent improvements include a new roof in 2025, new exterior stairs to the upper unit, and a complete interior redo in both units with new flooring, fresh paint, and added in-unit laundry with brand-new washers and dryers installed. The property is currently vacant, allowing a new owner to select their own tenants or live in one unit while renting the other. Both units are clean, updated, and move-in ready. A solid turnkey opportunity in Maryville with modern updates and multiple use options

15. 2026-03-15
    price $132,000
16. 2026-01-08
    listed $142,500 Active
17. 2026-01-05
    listed $142,500 Active 590-char remark

    Show marketing remark (590 chars)

    Updated duplex in Maryville offering excellent flexibility for an owner-occupant or investor. Recent improvements include a new roof in 2025, new exterior stairs to the upper unit, and a complete interior redo in both units with new flooring, fresh paint, and added in-unit laundry with brand-new washers and dryers installed. The property is currently vacant, allowing a new owner to select their own tenants or live in one unit while renting the other. Both units are clean, updated, and move-in ready. A solid turnkey opportunity in Maryville with modern updates and multiple use options

18. 2022-06-01
    soldstatus 723-char remark

    Show marketing remark (723 chars)

    This duplex is the investment opportunity you’ve been looking for. Well kept and maintained, with excellent tenants. Each level offers LR, Kitchen, 2 bedrooms, 1 bath. Metered separately owner pays trash only. Excellent long term tenants, clean non smoking, no pets. Rents haven’t been raised for several years. Currently leased for $1100.00 month through 4/30/23. Upper level pays $500, lower level pays $600. Professionally managed you can continue on with that or manage it yourself. With these tenants it’s the ideal, easy investment you’ve been looking for. Upper level has 2 walk in closets and lots of storage on both levels. Lower level has formal dining room area. New water heater in 2021.

19. 2022-02-28
    listed $119,000 723-char remark

    Show marketing remark (723 chars)

    This duplex is the investment opportunity you’ve been looking for. Well kept and maintained, with excellent tenants. Each level offers LR, Kitchen, 2 bedrooms, 1 bath. Metered separately owner pays trash only. Excellent long term tenants, clean non smoking, no pets. Rents haven’t been raised for several years. Currently leased for $1100.00 month through 4/30/23. Upper level pays $500, lower level pays $600. Professionally managed you can continue on with that or manage it yourself. With these tenants it’s the ideal, easy investment you’ve been looking for. Upper level has 2 walk in closets and lots of storage on both levels. Lower level has formal dining room area. New water heater in 2021.

20. 2021-02-26
    soldstatus
21. 2020-12-19
    listed $85,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$556/yr (+$46/mo · 82.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 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: $13,802
• − Mortgage interest: −$7,114
• − Property taxes: −$676
• − Insurance: −$635
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,695
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,727/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: Maryville R-II
• NCES district ID: 2920490
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $35,045
• Composite: 39.24/100
• National rank: #4005
• State rank: #79 of 324 in MO

Livability — Maryville

• Score: 79/100
• State rank: #23
• US rank: #2122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, MO
• City population: 14,315
• Population (ZIP): 14,315

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.91%
• Current HPI: 193.2735
• 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

+49.4% since first listed

10 events — show timeline

• 2026-05-23 Price Changed $127,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $127,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $137,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $132,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Listed $142,500 Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Listed $142,500 Heartland MLS as Distributed by MLS Grid
• 2022-06-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-02-28 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-19 Listed $85,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $676 · +3.4% YoY. Source: county tax records.